816 14th Ave · Sweet Home, OR 97386-2235

$208,000

4 bd · 2.0 ba · 1,675 sqft · SingleFamily public records · 148 Days on market

Built 1939 5,663 sqft lot $124/sqft · 36% below area Est $327k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Classic 1939 home with 4 bedrooms and 2 bathrooms, totaling 1,675 sq ft Situated directly across from a Sankey Park in Sweet Home. Home is in need of some work and updating, offering a great opportunity to customize or restore. Quiet small-town setting with easy access to local amenities. Cash or renovation loan likely required.

Key facts

• 5,663 sq ft lot
• Built 1939
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-2 ($-27/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (15.9% below list).
• Recommended offer: $175k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.9% in Sweet Home — 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 63/100 on livability (#233 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Sweet Home SD 55 (town): math 26% / reading 42% proficiency, ranked #29 of 58 in OR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $58k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $32k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — 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: 0.84% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $327,450
• List price: $208,000
• Delta: -36.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Oak Ter	0.27mi	4/2.0	1,676 (+0%)	2mo	$370,000	$221	85
1730 Cedar St	0.32mi	3/2.0 (-1)	1,704 (+2%)	4mo	$365,000	$214	74
1160 Cedar St	0.25mi	3/2.0 (-1)	1,820 (+9%)	1mo	$330,000	$181	68
1435 Elm St	0.17mi	3/2.0 (-1)	1,484 (-11%)	1mo	$324,900	$219	67
500 Ironwood St	0.49mi	3/2.0 (-1)	1,614 (-4%)	8mo	$375,000	$232	59
1651 13th Ave	0.45mi	4/2.0	1,532 (-8%)	7mo	$365,000	$238	59
1708 Fir St	0.25mi	3/2.5 (-1)	1,430 (-15%)	2mo	$365,000	$255	55
1038 3rd Ave	0.64mi	3/2.0 (-1)	1,756 (+5%)	3mo	$352,600	$201	54
532 6th Ave	0.48mi	3/1.5 (-1)	1,784 (+6%)	7mo	$287,500	$161	54
225 21st Ave	0.50mi	3/2.0 (-1)	1,498 (-11%)	1mo	$356,500	$238	53
1720 9th Ave	0.58mi	3/2.0 (-1)	1,459 (-13%)	2mo	$590,000	$404	45
2263 Harding St	0.56mi	5/2.0 (+1)	1,870 (+12%)	7mo	$352,000	$188	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: 7.5%
• Equity multiple: 1.43×
• Total profit: $24,909
• Equity at exit: $93,526

10-year hold

• IRR: 10.2%
• Equity multiple: 2.53×
• Total profit: $88,896
• Equity at exit: $144,134

Cash invested: $58,240 (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 97386-2235

• Active inventory: 1
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,091
• Tax from tax record: −$207 /mo · $2,487/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-2

Break-even live

Break-even rent $1,753

Max offer price $207,607

Occupancy floor 95%

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2034 Long St Sweet Home, OR	3.0	1.0	1050	$1,750	$1.67	43d	1	0.52mi

Listing history 26 events

1. 2026-06-13
   statusdays on market $208,000 Pending 148 DOM
2. 2026-06-10
   days on market $208,000 Active 146 DOM
3. 2026-06-09
   days on market $208,000 Active 145 DOM
4. 2026-06-08
   days on market $208,000 Active 144 DOM
5. 2026-06-07
   days on market $208,000 Active 143 DOM
6. 2026-06-05
   days on market $208,000 Active 140 DOM
7. 2026-06-02
   days on market $208,000 Active 138 DOM
8. 2026-06-01
   days on market $208,000 Active 137 DOM
9. 2026-05-31
   days on market $208,000 Active 136 DOM
10. 2026-05-30
    days on market $208,000 Active 135 DOM
11. 2026-04-22
    price $215,000 330-char remark

    Show marketing remark (330 chars)

    Classic 1939 home with 4 bedrooms and 2 bathrooms, totaling 1,675 sq ft Situated directly across from a Sankey Park in Sweet Home. Home is in need of some work and updating, offering a great opportunity to customize or restore. Quiet small-town setting with easy access to local amenities. Cash or renovation loan likely required.

12. 2026-03-21
    price $224,900 330-char remark

    Show marketing remark (330 chars)

    Classic 1939 home with 4 bedrooms and 2 bathrooms, totaling 1,675 sq ft Situated directly across from a Sankey Park in Sweet Home. Home is in need of some work and updating, offering a great opportunity to customize or restore. Quiet small-town setting with easy access to local amenities. Cash or renovation loan likely required.

13. 2026-02-19
    price $232,000 330-char remark

    Show marketing remark (330 chars)

    Classic 1939 home with 4 bedrooms and 2 bathrooms, totaling 1,675 sq ft Situated directly across from a Sankey Park in Sweet Home. Home is in need of some work and updating, offering a great opportunity to customize or restore. Quiet small-town setting with easy access to local amenities. Cash or renovation loan likely required.

14. 2026-01-15
    listed $239,900 Active 330-char remark

    Show marketing remark (330 chars)

    Classic 1939 home with 4 bedrooms and 2 bathrooms, totaling 1,675 sq ft Situated directly across from a Sankey Park in Sweet Home. Home is in need of some work and updating, offering a great opportunity to customize or restore. Quiet small-town setting with easy access to local amenities. Cash or renovation loan likely required.

15. 2024-12-03
    price $314,000
16. 2024-10-29
    price $319,000
17. 2022-06-21
    soldstatus $285,000 Sold
18. 2022-06-21
    soldstatus $285,000
19. 2022-04-29
    historical Active under Contract
20. 2022-04-21
    price $285,000
21. 2022-03-18
    listed $325,000 Active
22. 2017-06-19
    soldstatus $57,753
23. 2017-04-07
    soldstatus $56,000
24. 2004-12-02
    soldstatus $98,000
25. 2004-12-02
    soldstatus $98,000
26. 2004-07-09
    listed $99,900

ⓘ 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: $2,487 · $207/mo
• Projected year-2 tax: $2,487 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$11,651
• − Property taxes: −$2,487
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,051
• Taxable loss: −$3,590
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $835/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: Sweet Home SD 55
• NCES district ID: 4111970
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,727
• Composite: 28.67/100
• National rank: #6698
• State rank: #29 of 58 in OR

Livability — Sweet Home

• Score: 63/100
• State rank: #233
• US rank: #15826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Home, OR

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+115.2% since first listed

16 events — show timeline

• 2026-04-22 Price Changed $215,000 WVMLS
• 2026-03-21 Price Changed $224,900 WVMLS
• 2026-02-19 Price Changed $232,000 WVMLS
• 2026-01-15 Listed $239,900 WVMLS
• 2024-12-03 Price Changed $314,000 WVMLS
• 2024-10-29 Price Changed $319,000 WVMLS
• 2022-06-21 Sold (Public Records) $285,000 Public Records
• 2022-06-21 Sold (MLS) $285,000 WVMLS
• 2022-04-29 Contingent — WVMLS
• 2022-04-21 Price Changed $285,000 WVMLS
• 2022-03-18 Listed $325,000 WVMLS
• 2017-06-19 Sold (Public Records) $57,753 Public Records
• 2017-04-07 Sold (Public Records) $56,000 Public Records
• 2004-12-02 Sold (Public Records) $98,000 Public Records
• 2004-12-02 Sold (MLS) $98,000 WVMLS
• 2004-07-09 Listed $99,900 WVMLS

Property tax history

+3.2%/yr

Latest (2025): $2,487 · +2.9% YoY. Source: county tax records.