904 York St #90 · Aumsville, OR 97325

$109,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 3 Days on market

Built 1996 Est $105k · at est. ↓ 4% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.3/15.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained all ages park. This home features vaulted ceilings throughout. Open living spaces with ample sized kitchen and dining areas. Built in entertainment center in the living. Primary suite w/ full bath remodeled in 22. Updates: roof (16), shed roof (25), deck (25), water heater (22). Community includes park/basketball and RV parking for a fee.

Key facts

• Primary suite
• Vaulted ceilings
• Full bath remodeled

Tags

• VAULTED CEILINGS
• BUILT IN ENTERTAINMENT CENTER
• PRIMARY SUITE
• FULL BATH REMODELED
• COMMUNITY INCLUDES PARK
• COMMUNITY INCLUDES BASKETBALL

Property features AI

Finance

• Other: Park rent includes RV storage area and other items (refer to remarks); No home warranty; No assessments/liens reported
• HOA & community: Located in Windermere Meadows community; Park amenities include basketball and RV storage area

Exterior

• Parking: One garage space; Carport; Community RV parking available (for a fee)
• Utilities: City water (connected); City sewer; Electric water heater
• Home design: Double-wide mobile home; Built in 1996; Tan exterior color; T111 siding style; Composition roof; Pier foundation
• Construction: Composite siding
• Exterior features: Partial fenced yard; Landscaped; Deck including covered deck; Shed (outbuilding)

Interior

• Kitchen: Electric range (range included); Microwave included; Refrigerator included; Dishwasher
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: Two bathrooms on the main level; Primary suite with a full bathroom (remodeled 2022)
• Heating & cooling: Electric forced-air heating
• Interior features: Vaulted ceilings throughout; High-speed internet available
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 13.1% vs local median 3.0% in Aumsville — 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 66/100 on livability (#188 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+; Watch: health & safety D+, amenities F, commute F.
• Cascade SD 5 (rural): math 41% / reading 61% proficiency, ranked #26 of 183 in OR (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Aumsville Elementary School (math 22% / reading 32%, grade F, #301 of 412 statewide, top 74%, 600 students, 67% FRL); Cascade Senior High School (764 students, 32% FRL).
• Zoned-school proficiency averages 27% at this address vs 51% district-wide (-24 pts) — the specific schools serving this property underperform the Cascade SD 5 average; the district grade overstates school quality for this exact location.
• Market conditions: 26 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $109,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.33%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $104,760
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Aspen Dr S #337	0.16mi	3/2.0	1,080 (0%)	15mo	$125,000	$116	80
713 SE Stafford St SE #50	0.12mi	3/2.0	1,188 (+10%)	7mo	$128,900	$109	72
129 Carmel Dr SE #39	0.12mi	3/2.0	1,188 (+10%)	7mo	$112,000	$94	72
337 S Aspen Dr Unit 64	0.28mi	3/2.0	1,080 (0%)	19mo	$35,000	$32	71
706 Stafford St #67	0.09mi	3/2.0	1,188 (+10%)	14mo	$115,000	$97	68
130 Carmel Dr #104	0.14mi	3/2.0	1,236 (+14%)	10mo	$112,000	$91	62
220 Evergreen Dr	0.63mi	3/2.0	960 (-11%)	10mo	$104,000	$108	43

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $21,906
• Equity at exit: $16,386

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $70,142
• Equity at exit: $9,502

Cash invested: $30,772 (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 97325

• Home prices YoY: -30.1%
• Active inventory: 26
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$576
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $624

Break-even live

Break-even rent $856

Max offer price $109,900

Occupancy floor 57%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131-145 Cleveland St Aumsville, OR	2.0	1.0	830	$1,150	$1.39	13d	1	0.12mi
439 N 1st St Aumsville, OR	3.0	1.5	1050	$1,850	$1.76	13d	1	0.13mi
382 Shamrock St Aumsville, OR	3.0	2.0	1150	$1,895	$1.65	21d	1	0.17mi
389 Clover St Aumsville, OR	3.0	1.5	1044	$2,195	$2.10	13d	1	0.26mi
160 N 7th St Aumsville, OR	2.0	1.5	1000	$1,295	$1.29	43d	1	0.39mi
170 N 7th St Aumsville, OR	2.0	1.5	1000	$1,295	$1.29	43d	1	0.40mi
910 N 4th St Aumsville, OR	2.0	1.0	775	$1,595	$2.06	13d	1	0.47mi
110 N 9th St Unit 130 Aumsville, OR	2.0	1.0	800	$1,295	$1.62	13d	1	0.51mi
975 N 4th St Aumsville, OR	3.0	1.0	1008	$1,995	$1.98	23d	1	0.54mi

Listing history 4 events

1. 2026-06-18
   days on market $109,900 Active 3 DOM
2. 2026-06-17
   days on market $109,900 Active 2 DOM
3. 2026-06-15
   remarks 356-char remark
4. 2026-06-15
   listed $109,900 Active 1 DOM

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$414/yr (+$34/mo · 63.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,754
• − Mortgage interest: −$6,156
• − Property taxes: −$652
• − Insurance: −$550
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$3,197
• Taxable income: $6,038
• Est. tax owed @ 24.0%: −$1,449
• After-tax cash flow: $6,039/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: Cascade SD 5
• NCES district ID: 4102780
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 61% ▲ 1.00%
• Median HH income: $59,311
• Composite: 46.44/100
• National rank: #5337
• State rank: #26 of 183 in OR

Livability — Aumsville

• Score: 66/100
• State rank: #188
• US rank: #12294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aumsville, OR
• Population (ZIP): 7,154

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 6% Native American 3%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.02%
• Current HPI: 302.2875
• 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

-4.4% since first listed

6 events — show timeline

• 2026-06-15 Listing Removed — WVMLS
• 2026-06-15 Listed $109,900 WVMLS
• 2026-04-01 Relisted — WVMLS
• 2026-03-26 Contingent — WVMLS
• 2026-03-19 Price Changed $109,900 WVMLS
• 2026-02-13 Listed $115,000 WVMLS

Property tax history

+1.9%/yr

Latest (2025): $652 · +3.8% YoY. Source: county tax records.