325 W 1st St · Long Creek, OR 97856

$99,000

3 bd · 1.0 ba · 1,282 sqft · Manufactured · 6 Days on market

Built 1974 Fair condition 8,276 sqft lot Est $156k · 37% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Priced to Sell!!! This 1974 Lamplighter single-wide manufactured home is conveniently located across the street from Long Creek City Park and two blocks from the community school. Originally 896 sq ft, this home has 2 bedrooms and 1 bathroom, and a wood stove for cold nights. A home addition has added 386 sq ft, including a bedroom, a bonus room, and a laundry room, bringing the total to 1,282 sq ft of living space. Outside, you will find a spacious, covered deck, a 16x12 storage building, and a charming children’s fort built over an additional multipurpose shed. The fenced yard is additionally graced with a mature apple tree and a beautiful lilac.

Key facts

• Covered deck
• Lilac
• Fenced yard

Tags

• HOME ADDITION
• COVERED DECK
• STORAGE BUILDING
• FENCED YARD
• MATURE APPLE TREE
• LILAC

Property features AI

Finance

• Other: Lot approximately 0.19 acres (7,000–9,999 SqFt range); Property is not land-lease; Assessor building area reported

Exterior

• Security: No security features
• Utilities: Public water; Public sewer; Satellite internet; Fuel: oil and wood
• Home design: Manufactured home on real property; Residential property; Fixer condition; Main living on a single level; City and park/greenbelt views
• Construction: Built in 1974; Board & batten, metal, and wood siding; Membrane and metal roof; Skirting foundation
• Exterior features: Covered deck; Covered patio; Fenced yard; Outbuilding; Tool shed; Yard; Public road access; Level lot; Paved road

Interior

• Kitchen: Island; Dishwasher; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level)
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Oil-fired stove heating; Wood stove heating; Window air conditioning unit(s)
• Interior features: Ceiling fans; Laminate flooring; Vinyl flooring; Wall-to-wall carpet; Wood-burning stove

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 58/100 on livability (#307 in OR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety C-, schools D+, crime F.
• Long Creek SD 17 (rural): math 75% / reading 25% proficiency, ranked #11 of 58 in OR (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 9 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Grant County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $156,404
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E Main St	0.06mi	3/2.0	1,120 (-13%)	21mo	$137,000	$122	55

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: 19.4%
• Equity multiple: 2.11×
• Total profit: $30,675
• Equity at exit: $44,515

10-year hold

• IRR: 20.7%
• Equity multiple: 3.99×
• Total profit: $82,992
• Equity at exit: $68,602

Cash invested: $27,720 (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 97856

• Active inventory: 12
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $294

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $99,000 Active 6 DOM
2. 2026-06-17
   days on market $99,000 Active 5 DOM
3. 2026-06-16
   days on market $99,000 Active 4 DOM
4. 2026-06-15
   days on market $99,000 Active 3 DOM
5. 2026-06-12
   remarks 657-char remark
6. 2026-06-12
   listed $99,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,860
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,880
• Taxable income: $2,077
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,031/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1974 Lamplighter single-wide manufactured home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered and could benefit from repainting.
• Minor Kitchen cabinets — Dated and could be replaced for a fresh look.
• Minor Bathroom fixtures — Dated and could be replaced for a fresh look.
• Minor HVAC system — May need maintenance to ensure efficiency and longevity.
• Minor Landscaping — Basic landscaping could be improved with some additional plants and features to enhance curb appeal.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace kitchen cabinets — Modernizes the kitchen and adds value
• Both Replace bathroom fixtures — Modernizes the bathroom and adds value
• Both Service HVAC system — Ensures comfort and energy efficiency
• Both Improve landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and could benefit from repainting.	Moderate	$3,000–15,000
Kitchen cabinets · Dated and could be replaced for a fresh look.	Minor	$500–3,000
Bathroom fixtures · Dated and could be replaced for a fresh look.	Minor	$500–3,000
HVAC system · May need maintenance to ensure efficiency and longevity.	Minor	$500–3,000
Landscaping · Basic landscaping could be improved with some additional plants and features to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen cabinets — Modernizes the kitchen and adds value ↑
• Both Replace bathroom fixtures — Modernizes the bathroom and adds value ↑
• Both Service HVAC system — Ensures comfort and energy efficiency ↑
• Both Improve landscaping — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Long Creek SD 17
• NCES district ID: 4107530
• Math proficiency: 75% ▲ 78.00%
• Reading proficiency: 25% ▲ 28.00%
• Median HH income: $38,603
• Composite: 41.92/100
• National rank: #3363
• State rank: #11 of 58 in OR

Livability — Long Creek

• Score: 58/100
• State rank: #307
• US rank: #20900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Creek, OR
• Population (ZIP): 455

Population outlook (Grant County) Hauer SSP2

• Today (2025): 6,485 people
• By 2030: 6,060 · -6.6%
• By 2040: 5,222 · -19.5%
• By 2050: 4,581 · -29.4%
• By 2075: 3,578 · -44.8%
• By 2100: 2,756 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Scottish 7% Italian 5% Romanian 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+60.4) · D 18.4% · R 78.8% · Other 2.8%
• 2008→2024 swing: -14.9pp toward R · 2008: -45.5pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+56.9 2016: R+58.9 2012: R+53.3 2008: R+45.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-12 Listed $99,000 RMLS