313 12th St #11 · La Grande, OR 97850

$150,000

4 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 29 Days on market

Built 1997 Average condition

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 4 bedroom, 2 full bath double-wide manufactured home located in Camas Court. Offering a functional layout with spacious living areas, this home features numerous updates throughout, including newer roof, siding, and carpet, plus new windows and front entry door installed in for added efficiency and natural light. The expanded driveway provides extra parking space and convenience, while the EV charger is a great modern addition for electric vehicle owners. With plenty of room inside and thoughtful improvements already completed, this property offers comfortable living and great value in a desirable location. Call your agent for a showing today!

Key facts

• Front entry door
• Newer roof
• Newer siding

Tags

• NEWER ROOF
• NEWER SIDING
• NEWER CARPET
• NEW WINDOWS
• FRONT ENTRY DOOR
• EXPANDED DRIVEWAY

Property features AI

Finance

• Other: Property type: Residential (manufactured home in park); Main level living area: 1,782; Lot rent: $420 monthly
• HOA & community: Park trash service; Located in Camas Court park (lot rent charged monthly)

Exterior

• Parking: Carport; EV-ready parking
• Utilities: Public water; Public sewer; Electric service (fuel: electricity); Fiber optics internet
• Home design: Manufactured home in a park; Single-level (main level living); Model: LIBERTY; Resale property; View-facing
• Construction: Built in 1997; Skirting foundation; Composition roof
• Exterior features: Fenced yard; Porch; Tool shed; Cement siding; Mountain and trees/woods view; Located on a cul-de-sac; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level; Fourth bedroom on main level
• Flooring: Laminate flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Ceiling fans; Laminate and wall-to-wall carpeting; Double-pane windows with vinyl frames; Washer and dryer included
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.9% in La Grande — 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 76/100 on livability (#74 in OR, #3,311 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F, employment F.
• La Grande SD 1 (town): math 24% / reading 50% proficiency, ranked #23 of 58 in OR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elementary School (math 34% / reading 42%, grade F, #197 of 412 statewide, top 48%, 419 students, 64% FRL); La Grande Middle School (math 23% / reading 49%, grade F, #55 of 128 statewide, top 44%, 480 students, 64% FRL); La Grande High School (math 22% / reading 57%, grade F, #78 of 143 statewide, top 58%, 647 students, 64% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 126 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 38 units permitted in Union County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Union County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $147,750 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.17% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $349,272
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 16th St	0.11mi	3/2.0 (-1)	1,782 (0%)	4mo	$350,000	$196	87

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,118
• Equity at exit: $22,365

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $35,827
• Equity at exit: $12,969

Cash invested: $42,000 (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 97850

• Active inventory: 126
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$787
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $415

Break-even live

Break-even rent $1,226

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 18th St Unit D La Grande, OR	3.0	1.5	1300	$1,895	$1.46	14d	1	0.26mi
1001 12th St La Grande, OR	3.0	2.0	1624	$1,650	$1.02	43d	1	0.41mi
301 Cedar St La Grande, OR	3.0	2.0	1500	$1,750	$1.17	43d	1	0.90mi
1712 Walnut St La Grande, OR	3.0	2.0	1824	$1,650	$0.90	43d	1	1.35mi
1213 V Ave La Grande, OR	3.0	1.0	1800	$1,400	$0.78	43d	1	1.38mi

Listing history 17 events

1. 2026-06-19
   days on market $150,000 Active 29 DOM
2. 2026-06-18
   days on market $150,000 Active 28 DOM
3. 2026-06-17
   days on market $150,000 Active 27 DOM
4. 2026-06-16
   days on market $150,000 Active 26 DOM
5. 2026-06-15
   days on market $150,000 Active 25 DOM
6. 2026-06-14
   days on market $150,000 Active 23 DOM
7. 2026-06-12
   days on market $150,000 Active 22 DOM
8. 2026-06-09
   days on market $150,000 Active 19 DOM
9. 2026-06-08
   days on market $150,000 Active 18 DOM
10. 2026-06-07
    days on market $150,000 Active 17 DOM
11. 2026-06-07
    days on market $150,000 Active 16 DOM
12. 2026-06-04
    days on market $150,000 Active 13 DOM
13. 2026-06-02
    days on market $150,000 Active 12 DOM
14. 2026-06-01
    days on market $150,000 Active 11 DOM
15. 2026-05-31
    days on market $150,000 Active 10 DOM
16. 2026-05-31
    days on market $150,000 Active 9 DOM
17. 2026-05-21
    listed $150,000 Active

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$24/yr (+$2/mo · 1.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 9 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,015
• − Mortgage interest: −$8,402
• − Property taxes: −$1,431
• − Insurance: −$750
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,364
• Taxable income: $2,706
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $4,332/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

Average 55/100 Cosmetic rehab

This well-maintained manufactured home requires some cosmetic updates to kitchen and bathrooms, but is otherwise in good condition. New kitchen appliances and updated bathrooms would significantly enhance its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement

Value-add opportunities

• Resale new kitchen appliances — modern appliances improve appeal
• Resale new bathroom fixtures — updated fixtures enhance value
• Both new flooring — new flooring improves both appearance and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale new kitchen appliances — modern appliances improve appeal ↑
• Resale new bathroom fixtures — updated fixtures enhance value ↑
• Both new flooring — new flooring improves both appearance and comfort ↑

ⓘ 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: La Grande SD 1
• NCES district ID: 4107200
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $41,706
• Composite: 31.11/100
• National rank: #6070
• State rank: #23 of 58 in OR

Livability — La Grande

• Score: 76/100
• State rank: #74
• US rank: #3311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Grande, OR
• County: Union County · 16,903 people
• City population: 16,903
• Metro: La Grande, OR
• Population (ZIP): 16,903
• Household income: $63,421
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 597.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,207 people
• By 2030: 24,794 · -1.6%
• By 2040: 23,658 · -6.1%
• By 2050: 22,897 · -9.2%
• By 2075: 20,885 · -17.1%
• By 2100: 17,841 · -29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Chinese 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+40.6) · D 28.1% · R 68.7% · Other 3.1%
• 2008→2024 swing: -17.0pp toward R · 2008: -23.6pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+40.4 2016: R+41.4 2012: R+30.8 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.50%
• Current HPI: 213.8093
• Rent YoY: —
• Metro: La Grande, OR
• 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

• 2026-05-21 Listed $150,000 RMLS

Property tax history

+3.5%/yr

Latest (2025): $1,431 · +3.5% YoY. Source: county tax records.