#44 904 Oak Ave #44 · Nyssa, OR 97913

$79,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 75 Days on market

Built 1998 435 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 2-bathroom manufactured home in a park located in Nyssa, OR, offers 1,056 square feet of living space. The home features a newer metal roof, fresh luxury vinyl plank (LVP) flooring, and newer carpeting. The home has vinyl windows and a master bedroom with a master bath. It is equipped with electric forced air heating and air conditioning for year-round comfort. Enjoy entertaining on the front deck, and take advantage of the small yard and garden area. The home comes with a refrigerator and stove included. The monthly space rent is $420. Every space has a frost-free hydrant to water the yards from an irrigation well for free.

Key facts

• Vinyl windows
• Front deck
• Master bath

Tags

• NEWER METAL ROOF
• NEWER CARPETING
• VINYL WINDOWS
• MASTER BATH
• FRONT DECK
• GARDEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.8% in Nyssa — 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 67/100 on livability (#169 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Nyssa SD 26 (town): math 25% / reading 39% proficiency, ranked #35 of 58 in OR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 44 units permitted in Malheur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Malheur County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.31%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 3.86×
• Total profit: $64,056
• Equity at exit: $71,980

10-year hold

• IRR: 32.0%
• Equity multiple: 8.71×
• Total profit: $172,449
• Equity at exit: $155,228

Cash invested: $22,372 (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 97913

• Home prices YoY: 11.9%
• Active inventory: 24
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $323

Break-even live

Break-even rent $642

Max offer price $79,900

Occupancy floor 64%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 648-char remark

   Show marketing remark (648 chars)

   This 3-bedroom, 2-bathroom manufactured home in a park located in Nyssa, OR, offers 1,056 square feet of living space. The home features a newer metal roof, fresh luxury vinyl plank (LVP) flooring, and newer carpeting. The home has vinyl windows and a master bedroom with a master bath. It is equipped with electric forced air heating and air conditioning for year-round comfort. Enjoy entertaining on the front deck, and take advantage of the small yard and garden area. The home comes with a refrigerator and stove included. The monthly space rent is $420. Every space has a frost-free hydrant to water the yards from an irrigation well for free.

2. 2026-02-18
   listed $79,900 Active 648-char remark

   Show marketing remark (648 chars)

   This 3-bedroom, 2-bathroom manufactured home in a park located in Nyssa, OR, offers 1,056 square feet of living space. The home features a newer metal roof, fresh luxury vinyl plank (LVP) flooring, and newer carpeting. The home has vinyl windows and a master bedroom with a master bath. It is equipped with electric forced air heating and air conditioning for year-round comfort. Enjoy entertaining on the front deck, and take advantage of the small yard and garden area. The home comes with a refrigerator and stove included. The monthly space rent is $420. Every space has a frost-free hydrant to water the yards from an irrigation well for free.

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$114/yr (+$10/mo · 17.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,608
• − Mortgage interest: −$4,476
• − Property taxes: −$661
• − Insurance: −$400
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,324
• Taxable income: $2,731
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,217/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: Nyssa SD 26
• NCES district ID: 4109000
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $43,308
• Composite: 27.17/100
• National rank: #7026
• State rank: #35 of 58 in OR

Livability — Nyssa

• Score: 67/100
• State rank: #169
• US rank: #10192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nyssa, OR
• Population (ZIP): 5,544

Population outlook (Malheur County) Hauer SSP2

• Today (2025): 28,275 people
• By 2030: 27,112 · -4.1%
• By 2040: 24,731 · -12.5%
• By 2050: 22,507 · -20.4%
• By 2075: 17,168 · -39.3%
• By 2100: 11,382 · -59.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 47% Two or more races 22%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 72% English-only · Spanish 28%

Political lean MEDSL · Malheur

• 2024 margin: Solid R (+44.4) · D 26.4% · R 70.7% · Other 2.9%
• 2008→2024 swing: -4.0pp toward R · 2008: -40.3pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+41.7 2016: R+49.5 2012: R+41.7 2008: R+40.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.32%
• Current HPI: 417.8717
• 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

2 events — show timeline

• 2026-05-04 Pending — IMLS
• 2026-02-18 Listed $79,900 IMLS

Property tax history

+6.5%/yr

Latest (2025): $661 · +2.5% YoY. Source: county tax records.