1809 26th St · La Grande, OR 97850

$30,000

2 bd · 1.0 ba · 938 sqft · Land · 213 Days on market

Built 1976 $32/sqft · 51% below area ↓ 9% since listing

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

Listing remarks MLS

Charming 2-bedroom, 1-bath single-wide manufactured home located in a quiet and friendly park. The master bedroom is situated on the opposite side of the home for added privacy. This home features a bright living area, functional kitchen, comfortable bedrooms, and a backyard perfect for relaxing. It also includes three storage sheds, providing plenty of extra space for tools and belongings. Enjoy low-maintenance living with affordable space rent and a convenient location close to shopping, schools, and local amenities

Key facts

• Built 1976
• Listed 212 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $30k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.2% 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.
• Market conditions: 126 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 38 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 29 sale attempts since 31y ago; this cycle's ask has dropped $17k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.56% ✓
• Cap rate: 41.22%
• Cash-on-cash: 124.75%
• DSCR: 6.55
• GRM: 1.8

CMA / ARV

• ARV (median comp): $60,667
• List price: $30,000
• Delta: -50.55%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.04×
• Total profit: $50,775
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 14.80×
• Total profit: $115,912
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $873

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 31%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11619 Island Ave Unit P-131 Island City, OR	3.0	2.0	1040	$1,600	$1.54	10d	1	0.40mi
2001 N Fir St La Grande, OR	2.0	1.0	540	$1,200	$2.22	44d	1	1.24mi
1208 Adams Ave La Grande, OR	2.0	1.0	740	$1,025	$1.39	2d	3	1.48mi

Listing history 50 events

1. 2026-06-19
   days on market $30,000 Active 213 DOM
2. 2026-06-18
   days on market $30,000 Active 212 DOM
3. 2026-06-17
   days on market $30,000 Active 211 DOM
4. 2026-06-16
   days on market $30,000 Active 210 DOM
5. 2026-06-15
   days on market $30,000 Active 209 DOM
6. 2026-06-14
   days on market $30,000 Active 207 DOM
7. 2026-06-12
   days on market $30,000 Active 206 DOM
8. 2026-06-09
   days on market $30,000 Active 203 DOM
9. 2026-06-08
   days on market $30,000 Active 202 DOM
10. 2026-06-07
    days on market $30,000 Active 201 DOM
11. 2026-06-07
    days on market $30,000 Active 200 DOM
12. 2026-06-04
    days on market $30,000 Active 197 DOM
13. 2026-06-02
    days on market $30,000 Active 196 DOM
14. 2026-06-01
    days on market $30,000 Active 195 DOM
15. 2026-05-31
    days on market $30,000 Active 194 DOM
16. 2026-05-31
    days on market $30,000 Active 193 DOM
17. 2026-04-13
    price $30,000 523-char remark

    Show marketing remark (523 chars)

    Charming 2-bedroom, 1-bath single-wide manufactured home located in a quiet and friendly park. The master bedroom is situated on the opposite side of the home for added privacy. This home features a bright living area, functional kitchen, comfortable bedrooms, and a backyard perfect for relaxing. It also includes three storage sheds, providing plenty of extra space for tools and belongings. Enjoy low-maintenance living with affordable space rent and a convenient location close to shopping, schools, and local amenities

18. 2026-03-31
    price $35,000 523-char remark

    Show marketing remark (523 chars)

    Charming 2-bedroom, 1-bath single-wide manufactured home located in a quiet and friendly park. The master bedroom is situated on the opposite side of the home for added privacy. This home features a bright living area, functional kitchen, comfortable bedrooms, and a backyard perfect for relaxing. It also includes three storage sheds, providing plenty of extra space for tools and belongings. Enjoy low-maintenance living with affordable space rent and a convenient location close to shopping, schools, and local amenities

19. 2026-01-19
    price $45,000 523-char remark

    Show marketing remark (523 chars)

    Charming 2-bedroom, 1-bath single-wide manufactured home located in a quiet and friendly park. The master bedroom is situated on the opposite side of the home for added privacy. This home features a bright living area, functional kitchen, comfortable bedrooms, and a backyard perfect for relaxing. It also includes three storage sheds, providing plenty of extra space for tools and belongings. Enjoy low-maintenance living with affordable space rent and a convenient location close to shopping, schools, and local amenities

20. 2025-11-18
    listed $47,000 Active 523-char remark

    Show marketing remark (523 chars)

    Charming 2-bedroom, 1-bath single-wide manufactured home located in a quiet and friendly park. The master bedroom is situated on the opposite side of the home for added privacy. This home features a bright living area, functional kitchen, comfortable bedrooms, and a backyard perfect for relaxing. It also includes three storage sheds, providing plenty of extra space for tools and belongings. Enjoy low-maintenance living with affordable space rent and a convenient location close to shopping, schools, and local amenities

21. 2024-04-25
    soldstatus $92,000 Closed 576-char remark

    Show marketing remark (576 chars)

    FOR SALE is a quality double-wide manufactured home built in 2014 on a foundation, and located in the desirable Stonewood Mobile Home Park in La Grande, Oregon. Featuring a front deck, attached carport, fenced backyard and storage shed outside, and a modern, open kitchen and living room with high ceilings inside. There's tons of cabinet and counter space in the kitchen and both bathrooms, and the master suite includes a large closet and large vanity with double sinks. And all appliances are included! Contact your agent today for more information, or to set up a showing.

22. 2024-02-05
    historical 576-char remark

    Show marketing remark (576 chars)

    FOR SALE is a quality double-wide manufactured home built in 2014 on a foundation, and located in the desirable Stonewood Mobile Home Park in La Grande, Oregon. Featuring a front deck, attached carport, fenced backyard and storage shed outside, and a modern, open kitchen and living room with high ceilings inside. There's tons of cabinet and counter space in the kitchen and both bathrooms, and the master suite includes a large closet and large vanity with double sinks. And all appliances are included! Contact your agent today for more information, or to set up a showing.

23. 2024-02-05
    listed $92,000 576-char remark

    Show marketing remark (576 chars)

    FOR SALE is a quality double-wide manufactured home built in 2014 on a foundation, and located in the desirable Stonewood Mobile Home Park in La Grande, Oregon. Featuring a front deck, attached carport, fenced backyard and storage shed outside, and a modern, open kitchen and living room with high ceilings inside. There's tons of cabinet and counter space in the kitchen and both bathrooms, and the master suite includes a large closet and large vanity with double sinks. And all appliances are included! Contact your agent today for more information, or to set up a showing.

24. 2020-03-25
    soldstatus $45,000 Sold
25. 2020-03-20
    soldstatus $43,800 Sold
26. 2020-02-29
    status Pending
27. 2020-02-13
    historical Active with Bumpable Contingency
28. 2020-02-03
    price $50,000
29. 2020-01-30
    status Pending
30. 2020-01-27
    status Active
31. 2020-01-23
    status Pending
32. 2020-01-09
    listed $44,000 Active
33. 2019-12-23
    listed $58,000 Active
34. 2014-01-15
    soldstatus $25,000
35. 2013-12-26
    historical
36. 2013-05-23
    listed $26,500
37. 2007-08-23
    soldstatus $21,900
38. 2007-08-20
    historical
39. 2007-06-28
    listed $21,900
40. 2006-09-21
    soldstatus $35,500
41. 2006-06-19
    soldstatus $8,000
42. 2006-05-01
    listed $9,000
43. 2006-05-01
    listed $37,500
44. 2005-06-06
    soldstatus $23,000
45. 2005-01-24
    listed $23,900
46. 2004-09-22
    soldstatus $28,000
47. 2004-07-23
    soldstatus $15,000
48. 2004-06-24
    listed $27,990
49. 2004-05-26
    listed $15,000
50. 2003-11-25
    soldstatus $3,000

ⓘ 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 3/10 Moderate FEMA zone X · 18% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 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: $16,413
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$873
• Taxable income: $10,634
• Est. tax owed @ 24.0%: −$2,552
• After-tax cash flow: $7,926/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: 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

-9.1% since first listed

67 events — show timeline

• 2026-04-13 Price Changed $30,000 RMLS
• 2026-03-31 Price Changed $35,000 RMLS
• 2026-01-19 Price Changed $45,000 RMLS
• 2025-11-18 Listed $47,000 RMLS
• 2024-04-25 Sold (MLS) $92,000 RMLS
• 2024-02-05 Listed $92,000 RMLS
• 2024-02-05 Delisted — RMLS
• 2020-03-25 Sold (MLS) $45,000 RMLS
• 2020-03-20 Sold (MLS) $43,800 RMLS
• 2020-02-29 Pending — RMLS
• 2020-02-13 Contingent — RMLS
• 2020-02-03 Price Changed $50,000 RMLS
• 2020-01-30 Pending — RMLS
• 2020-01-27 Relisted — RMLS
• 2020-01-23 Pending — RMLS
• 2020-01-09 Listed $44,000 RMLS
• 2019-12-23 Listed $58,000 RMLS
• 2014-01-15 Sold (MLS) $25,000 RMLS
• 2013-12-26 Delisted — RMLS
• 2013-05-23 Listed $26,500 RMLS
• 2007-08-23 Sold (MLS) $21,900 RMLS
• 2007-08-20 Delisted — RMLS
• 2007-06-28 Listed $21,900 RMLS
• 2006-09-21 Sold (MLS) $35,500 RMLS
• 2006-06-19 Sold (MLS) $8,000 RMLS
• 2006-05-01 Listed $37,500 RMLS
• 2006-05-01 Listed $9,000 RMLS
• 2005-06-06 Sold (MLS) $23,000 RMLS
• 2005-01-24 Listed $23,900 RMLS
• 2004-09-22 Sold (MLS) $28,000 RMLS
• 2004-07-23 Sold (MLS) $15,000 RMLS
• 2004-06-24 Listed $27,990 RMLS
• 2004-05-26 Listed $15,000 RMLS
• 2003-11-25 Sold (MLS) $3,000 RMLS
• 2003-09-02 Sold (MLS) $22,500 RMLS
• 2003-07-28 Sold (MLS) $23,000 RMLS
• 2003-04-11 Listed $29,000 RMLS
• 2003-03-13 Listed $6,000 RMLS
• 2003-02-28 Listed $26,000 RMLS
• 2002-09-10 Sold (MLS) $21,000 RMLS
• 2002-07-25 Listed $25,000 RMLS
• 2002-07-17 Sold (MLS) $20,000 RMLS
• 2002-06-13 Listed $21,500 RMLS
• 2000-11-03 Sold (MLS) $15,000 RMLS
• 2000-04-17 Listed $19,950 RMLS
• 1999-06-24 Sold (MLS) $19,000 RMLS
• 1999-05-14 Listed $19,000 RMLS
• 1999-02-25 Sold (MLS) $18,000 RMLS
• 1999-01-19 Listed $18,000 RMLS
• 1998-07-31 Sold (MLS) $33,800 RMLS
• 1998-07-13 Sold (MLS) $25,500 RMLS
• 1998-06-10 Listed $35,000 RMLS
• 1998-04-22 Listed $25,500 RMLS
• 1997-11-28 Sold (MLS) $29,000 RMLS
• 1997-05-09 Listed $29,000 RMLS
• 1997-04-25 Sold (MLS) $27,000 RMLS
• 1997-03-25 Listed $29,000 RMLS
• 1997-01-15 Sold (MLS) $15,000 RMLS
• 1996-10-25 Listed $15,000 RMLS
• 1996-10-01 Sold (MLS) $26,900 RMLS
• 1996-08-24 Sold (MLS) $15,400 RMLS
• 1996-07-22 Sold (MLS) $31,000 RMLS
• 1996-07-10 Listed $26,900 RMLS
• 1996-07-02 Listed $18,000 RMLS
• 1996-05-15 Sold (MLS) $24,000 RMLS
• 1996-04-09 Listed $24,750 RMLS
• 1995-10-30 Listed $33,000 RMLS

Property tax history

+2.7%/yr

Latest (2025): $7,525 · +3.5% YoY. Source: county tax records.