1282 E 3rd St #37 · Lafayette, OR 97127

$199,000

5 bd · 2.5 ba · 1,782 sqft · Manufactured public records · 134 Days on market

Built 1995 $112/sqft · 49% below area Est $393k · 49% under ↓ 13% since listing

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Why this score? — see what drove the B- 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 +21.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Come see this spacious and inviting 1,782 sq. ft. home in the heart of Pioneer Park in Lafayette! Built in 1995, this well-cared-for manufactured home sits proudly on a corner lot with a generous carport and a fully fenced backyard — perfect for pets, gardening, or simply relaxing outdoors. Inside, you’ll find a comfortable layout with two living rooms, four bedrooms and two full baths, plus fresh updates including new flooring in the kitchen and baths. The home also features new appliances that stay, making move-in easy and stress-free. In good condition and filled with potential, this home is ready for its next owner to make it their own and add that next owner! No FHA Space rent approx $495. All ages park with owner occupied only. Co-operative, owner owned park!

Key facts

• New appliances
• Two living rooms
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED BACKYARD
• NEW APPLIANCES
• TWO LIVING ROOMS

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/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 $188k (5.4% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.1% in Lafayette — 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 (#118 in OR) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: schools C-, health & safety D+, amenities F.
• Dayton SD 8 (town): math 25% / reading 25% proficiency, ranked #50 of 58 in OR (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 52 active listings in the ZIP; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $393,419
• List price: $199,000
• Delta: -49.42%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3359 SE Locks Rd	0.61mi	4/2.0 (-1)	1,778 (-0%)	14mo	$500,000	$281	52

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.29×
• Total profit: $127,366
• Equity at exit: $179,275

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $359,901
• Equity at exit: $386,613

Cash invested: $55,720 (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 97127

• Home prices YoY: 2.8%
• Active inventory: 52
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $299

Break-even live

Break-even rent $1,503

Max offer price $199,000

Occupancy floor 79%

Sensitivity live

Price	-10% $412	-5% $356	+0% $299	+5% $243	+10% $187
Rent	-10% $151	-5% $225	+0% $299	+5% $374	+10% $448
Rate	-1.0pp $400	-0.5pp $350	base $299	+0.5pp $248	+1.0pp $195

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $199,000 Active 134 DOM
2. 2026-06-18
   days on market $199,000 Active 131 DOM
3. 2026-06-17
   days on market $199,000 Active 130 DOM
4. 2026-06-16
   days on market $199,000 Active 129 DOM
5. 2026-06-15
   days on market $199,000 Active 128 DOM
6. 2026-06-13
   days on market $199,000 Active 126 DOM
7. 2026-06-09
   days on market $199,000 Active 122 DOM
8. 2026-06-08
   days on market $199,000 Active 121 DOM
9. 2026-06-07
   days on market $199,000 Active 120 DOM
10. 2026-06-05
    days on market $199,000 Active 117 DOM
11. 2026-06-03
    days on market $199,000 Active 116 DOM
12. 2026-06-02
    days on market $199,000 Active 115 DOM
13. 2026-06-01
    days on market $199,000 Active 114 DOM
14. 2026-05-31
    days on market $199,000 Active 113 DOM
15. 2026-05-20
    price $199,000 788-char remark

    Show marketing remark (788 chars)

    Come see this spacious and inviting 1,782 sq. ft. home in the heart of Pioneer Park in Lafayette! Built in 1995, this well-cared-for manufactured home sits proudly on a corner lot with a generous carport and a fully fenced backyard — perfect for pets, gardening, or simply relaxing outdoors. Inside, you’ll find a comfortable layout with two living rooms, four bedrooms and two full baths, plus fresh updates including new flooring in the kitchen and baths. The home also features new appliances that stay, making move-in easy and stress-free. In good condition and filled with potential, this home is ready for its next owner to make it their own and add that next owner! No FHA Space rent approx $495. All ages park with owner occupied only. Co-operative, owner owned park!

16. 2026-04-13
    status Active 788-char remark

    Show marketing remark (788 chars)

    Come see this spacious and inviting 1,782 sq. ft. home in the heart of Pioneer Park in Lafayette! Built in 1995, this well-cared-for manufactured home sits proudly on a corner lot with a generous carport and a fully fenced backyard — perfect for pets, gardening, or simply relaxing outdoors. Inside, you’ll find a comfortable layout with two living rooms, four bedrooms and two full baths, plus fresh updates including new flooring in the kitchen and baths. The home also features new appliances that stay, making move-in easy and stress-free. In good condition and filled with potential, this home is ready for its next owner to make it their own and add that next owner! No FHA Space rent approx $495. All ages park with owner occupied only. Co-operative, owner owned park!

17. 2026-04-13
    price $219,900 788-char remark

    Show marketing remark (788 chars)

    Come see this spacious and inviting 1,782 sq. ft. home in the heart of Pioneer Park in Lafayette! Built in 1995, this well-cared-for manufactured home sits proudly on a corner lot with a generous carport and a fully fenced backyard — perfect for pets, gardening, or simply relaxing outdoors. Inside, you’ll find a comfortable layout with two living rooms, four bedrooms and two full baths, plus fresh updates including new flooring in the kitchen and baths. The home also features new appliances that stay, making move-in easy and stress-free. In good condition and filled with potential, this home is ready for its next owner to make it their own and add that next owner! No FHA Space rent approx $495. All ages park with owner occupied only. Co-operative, owner owned park!

18. 2025-10-28
    listed $229,900 Active 788-char remark

    Show marketing remark (788 chars)

    Come see this spacious and inviting 1,782 sq. ft. home in the heart of Pioneer Park in Lafayette! Built in 1995, this well-cared-for manufactured home sits proudly on a corner lot with a generous carport and a fully fenced backyard — perfect for pets, gardening, or simply relaxing outdoors. Inside, you’ll find a comfortable layout with two living rooms, four bedrooms and two full baths, plus fresh updates including new flooring in the kitchen and baths. The home also features new appliances that stay, making move-in easy and stress-free. In good condition and filled with potential, this home is ready for its next owner to make it their own and add that next owner! No FHA Space rent approx $495. All ages park with owner occupied only. Co-operative, owner owned park!

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$1,196/yr (+$100/mo · 163.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,589
• − Mortgage interest: −$11,147
• − Property taxes: −$734
• − Insurance: −$995
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,789
• Taxable income: $310
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $3,519/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: Dayton SD 8
• NCES district ID: 4103990
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 25% ▼ -16.00%
• Median HH income: $60,343
• Composite: 23.05/100
• National rank: #7970
• State rank: #50 of 58 in OR

Livability — Lafayette

• Score: 71/100
• State rank: #118
• US rank: #6912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, OR
• City population: 4,428
• Population (ZIP): 4,428

Population outlook (Yamhill County) Hauer SSP2

• Today (2025): 109,295 people
• By 2030: 112,060 · +2.5%
• By 2040: 115,975 · +6.1%
• By 2050: 118,155 · +8.1%
• By 2075: 120,968 · +10.7%
• By 2100: 116,163 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 26% Two or more races 13% Native American 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Yamhill

• 2024 margin: Lean R (+6.1) · D 45.3% · R 51.4% · Other 3.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -1.4pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+4.0 2016: R+8.8 2012: R+6.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.57%
• Current HPI: 382.6992
• 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

-13.4% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $199,000 RMLS
• 2026-04-13 Relisted — RMLS
• 2026-04-13 Price Changed $219,900 RMLS
• 2025-10-28 Listed $229,900 RMLS

Property tax history

-1.3%/yr

Latest (2025): $734 · +2.7% YoY. Source: county tax records.