1005 Ferry St · Dayton, OR 97114

$115,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 181 Days on market

Built 1973 Fair condition $92/sqft · 43% below area Est $202k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Country View Manor in Dayton. This spacious three bedroom home offers a bright and open living area, generous room sizes, and vinyl windows throughout. The covered parking and attached deck provide flexible outdoor space, and the fenced side yard adds room for storage or gardening. The neighborhood offers easy access to Hwy 18 for a smooth commute to McMinnville, Newberg, and Portland. Center Market, local restaurants, parks, and Dayton's historic downtown are all just moments away which provides convenient small town living with amenities close by.

Key facts

• Attached deck
• Covered parking
• Fenced side yard

Tags

• COVERED PARKING
• ATTACHED DECK
• FENCED SIDE YARD
• EASY ACCESS TO HWY 18

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#264 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: health & safety D+, schools 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: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago 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.
• Current owner paid $83k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.00% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.95%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $202,243
• List price: $115,000
• Delta: -43.14%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Ferry St #32	0.05mi	3/2.0	1,196 (-4%)	15mo	$137,000	$115	78
910 Ash St Unit B	0.16mi	3/2.0	1,200 (-4%)	22mo	$370,000	$308	68

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: 34.0%
• Equity multiple: 2.44×
• Total profit: $46,256
• Equity at exit: $17,147

10-year hold

• IRR: 40.9%
• Equity multiple: 4.85×
• Total profit: $123,933
• Equity at exit: $9,943

Cash invested: $32,200 (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 97114

• Home prices YoY: -24.7%
• Active inventory: 25
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,018

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 51%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Alder St Unit NA Dayton, OR	3.0	2.0	1400	$2,295	$1.64	43d	1	0.91mi

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 181 DOM
2. 2026-06-09
   days on market $115,000 Active 177 DOM
3. 2026-06-08
   days on market $115,000 Active 176 DOM
4. 2026-06-07
   days on market $115,000 Active 175 DOM
5. 2026-06-05
   days on market $115,000 Active 172 DOM
6. 2026-06-03
   days on market $115,000 Active 171 DOM
7. 2026-06-02
   days on market $115,000 Active 170 DOM
8. 2026-06-01
   days on market $115,000 Active 169 DOM
9. 2026-05-31
   days on market $115,000 Active 168 DOM
10. 2025-12-14
    listed $115,000 Active 566-char remark

    Show marketing remark (566 chars)

    Welcome to Country View Manor in Dayton. This spacious three bedroom home offers a bright and open living area, generous room sizes, and vinyl windows throughout. The covered parking and attached deck provide flexible outdoor space, and the fenced side yard adds room for storage or gardening. The neighborhood offers easy access to Hwy 18 for a smooth commute to McMinnville, Newberg, and Portland. Center Market, local restaurants, parks, and Dayton's historic downtown are all just moments away which provides convenient small town living with amenities close by.

11. 2021-12-30
    soldstatus $83,000 Sold
12. 2021-12-05
    status Pending
13. 2021-11-27
    listed $85,000 Active
14. 2021-09-14
    soldstatus $95,000 Sold
15. 2021-08-13
    status Pending
16. 2021-08-12
    listed $95,000 Active
17. 1998-10-05
    soldstatus $23,450
18. 1998-08-12
    listed $23,900

ⓘ 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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,540
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$3,345
• Taxable income: $11,046
• Est. tax owed @ 24.0%: −$2,651
• After-tax cash flow: $9,569/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 · 13 photos

Fair 55/100 Moderate rehab

This home requires moderate renovations, including exterior painting, landscaping, and potential roof and foundation repairs. Upgrades in these areas can significantly increase its value for resale or rental.

Repairs flagged

• Major Exterior siding — Significant wear and tear, likely requiring replacement.
• Major Paint — Faded and worn, needs repainting.
• Major Roof — Appears aged, may need replacement or repair.
• Major Landscaping — Overgrown and lacks decorative elements, needs trimming and planting.
• Major Foundation cracks — Cracks visible, may need repair or reinforcement.
• Minor Windows — No visible damage, but may need cleaning or replacement of seals.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can significantly improve the home's curb appeal and value.
• Rental Landscaping and trimming the yard — A well-maintained yard can attract more renters and increase rental value.
• Resale Repainting the kitchen cabinets and countertops — Fresh cabinets and countertops can enhance the kitchen's appearance and value.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear, likely requiring replacement.	Major	$15,000–50,000
Paint · Faded and worn, needs repainting.	Major	$15,000–50,000
Roof · Appears aged, may need replacement or repair.	Major	$15,000–50,000
Landscaping · Overgrown and lacks decorative elements, needs trimming and planting.	Major	$15,000–50,000
Foundation cracks · Cracks visible, may need repair or reinforcement.	Major	$15,000–50,000
Windows · No visible damage, but may need cleaning or replacement of seals.	Minor	$500–3,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Rental Landscaping and trimming the yard — A well-maintained yard can attract more renters and increase rental value. ↑
• Resale Repainting the kitchen cabinets and countertops — Fresh cabinets and countertops can enhance the kitchen's appearance and value. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental 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: 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 — Dayton

• Score: 61/100
• State rank: #264
• US rank: #17831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, OR
• Population (ZIP): 5,136

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Two or more races 14%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 6% Slovak 5% Iranian 3%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 13%

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: ▼ -115.22%
• Current HPI: 351.6675
• 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

+381.2% since first listed

9 events — show timeline

• 2025-12-14 Listed $115,000 RMLS
• 2021-12-30 Sold (MLS) $83,000 RMLS
• 2021-12-05 Pending — RMLS
• 2021-11-27 Listed $85,000 RMLS
• 2021-09-14 Sold (MLS) $95,000 RMLS
• 2021-08-13 Pending — RMLS
• 2021-08-12 Listed $95,000 RMLS
• 1998-10-05 Sold (MLS) $23,450 RMLS
• 1998-08-12 Listed $23,900 RMLS