1100 NW Warrenton Dr #331 · Warrenton, OR 97146

$179,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 46 Days on market

Built 1997 $172/sqft · 203% above area

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Alder Creek Village, a 55+ older manufactured home park in Warrenton, Oregon. Three bedrooms, two bathroom home with a lovely fenced backyard and patio. The roof is three years old! Call tour for a private tour.

Key facts

• Functional layout
• Convenient location
• Move in ready

Tags

• MOVE IN READY
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property listed as residential (manufactured home in park); Main living area reported as approximately 1,040
• Financial info: Land lease in effect (monthly lot rent reported); Land lease expires July 1, 2027
• HOA & community: HOA/park association (CWRES) provides management, water, and sewer

Exterior

• Parking: Driveway parking; Attached 2-car garage
• Security: No security features listed
• Utilities: Electric fuel; Public water; Public sewer; Internet service available (other)
• Home design: Manufactured home in a park; Single-story / one level; Not attached to other properties; Built in 1997; Entry facing information not provided
• Construction: Composition roof; Block foundation
• Exterior features: Fenced yard; Patio; Yard; Vinyl siding; Located on a cul-de-sac; Leased land (land lease); Level lot; Paved road access; Seasonal view

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Electric tank hot water
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced-air heating; No central cooling indicated
• Interior features: High ceilings; Laundry area; Double-pane windows with vinyl frames; Accessible design with minimal steps; one-level living; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (9.4% below list).
• Recommended offer: $162k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.6% in Warrenton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#112 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment B; Watch: health & safety C-, crime F, amenities F.
• Warrenton-Hammond SD 30 (town): math 38% / reading 49% proficiency, ranked #88 of 183 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Warrenton Grade School (reading 24%, 449 students, 48% FRL); Warrenton Middle School (244 students, 41% FRL); Warrenton High School (275 students, 51% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 98 units permitted in Clatsop County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $179k implies a 168% gain — meaningful room to come down on a strong offer.

Recommended offer $162,188 (9.4% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $59,003
• List price: $179,000
• Delta: 203.37%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 NW Warrenton Dr #335	0.00mi	2/2.0	1,056 (+2%)	7mo	$115,000	$109	92
110 NW 4th #c5 St	0.73mi	3/2.0 (+1)	924 (-11%)	12mo	$56,000	$61	33
110 NW 4th St Unit C5	0.73mi	3/2.0 (+1)	924 (-11%)	12mo	$56,000	$61	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-16,317
• Equity at exit: $26,689

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,933
• Equity at exit: $15,477

Cash invested: $50,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97146

• Home prices YoY: -29.9%
• Active inventory: 97
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $200

Break-even live

Break-even rent $1,368

Max offer price $179,000

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $179,000 Active 46 DOM
2. 2026-06-18
   days on market $179,000 Active 45 DOM
3. 2026-06-17
   days on market $179,000 Active 44 DOM
4. 2026-06-16
   days on market $179,000 Active 43 DOM
5. 2026-06-15
   days on market $179,000 Active 42 DOM
6. 2026-06-14
   days on market $179,000 Active 40 DOM
7. 2026-06-12
   pricedays on market $179,000 Active 39 DOM
8. 2026-06-09
   days on market $199,000 Active 36 DOM
9. 2026-06-08
   days on market $199,000 Active 35 DOM
10. 2026-06-07
    days on market $199,000 Active 34 DOM
11. 2026-06-02
    days on market $199,000 Active 29 DOM
12. 2026-06-01
    days on market $199,000 Active 28 DOM
13. 2026-05-31
    days on market $199,000 Active 27 DOM
14. 2026-05-30
    days on market $199,000 Active 26 DOM
15. 2026-05-01
    listed $199,000 Active 227-char remark

    Show marketing remark (227 chars)

    Welcome home to Alder Creek Village, a 55+ older manufactured home park in Warrenton, Oregon. Three bedrooms, two bathroom home with a lovely fenced backyard and patio. The roof is three years old! Call tour for a private tour.

16. 2026-05-01
    listed $199,000 Active 227-char remark

    Show marketing remark (227 chars)

    Welcome home to Alder Creek Village, a 55+ older manufactured home park in Warrenton, Oregon. Three bedrooms, two bathroom home with a lovely fenced backyard and patio. The roof is three years old! Call tour for a private tour.

17. 1998-03-23
    soldstatus $66,900

    Show marketing remark (70 chars)

    SUPER GOOD CENTS CONSTRUCTION. 55 & OVER DEVELOPMENT. OPEN DAILY

18. 1997-09-19
    listed $66,900

    Show marketing remark (70 chars)

    SUPER GOOD CENTS CONSTRUCTION. 55 & OVER DEVELOPMENT. OPEN DAILY

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $812 · $68/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$924/yr (+$77/mo · 113.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,463
• − Mortgage interest: −$10,027
• − Property taxes: −$812
• − Insurance: −$895
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,207
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,546/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Warrenton-Hammond SD 30
• NCES district ID: 4113080
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $44,286
• Composite: 39.11/100
• National rank: #8250
• State rank: #88 of 183 in OR

Livability — Warrenton

• Score: 71/100
• State rank: #112
• US rank: #6619

Category grades

Amenities F Commute A- Cost of living C+ Crime F Employment B Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrenton, OR
• Population (ZIP): 7,614

Population outlook (Clatsop County) Hauer SSP2

• Today (2025): 39,212 people
• By 2030: 39,765 · +1.4%
• By 2040: 40,121 · +2.3%
• By 2050: 40,032 · +2.1%
• By 2075: 39,123 · -0.2%
• By 2100: 35,965 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Romanian 2% Scottish 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Clatsop

• 2024 margin: D (+11.4) · D 54.1% · R 42.8% · Other 3.1%
• 2008→2024 swing: -7.6pp toward R · 2008: 18.9pp · 2024: 11.4pp
• All cycles: 2024: D+11.4 2020: D+11.3 2016: D+6.1 2012: D+14.6 2008: D+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.15%
• Current HPI: 303.1431
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+167.6% since first listed

6 events — show timeline

• 2026-06-10 Price Changed $179,000 CAR
• 2026-06-10 Price Changed $179,000 RMLS
• 2026-05-01 Listed $199,000 RMLS
• 2026-05-01 Listed $199,000 CAR
• 1998-03-23 Sold (MLS) $66,900 CAR
• 1997-09-19 Listed $66,900 CAR

Property tax history

+4.6%/yr

Latest (2025): $812 · -0.1% YoY. Source: county tax records.