961 NE Broadway St · Myrtle Creek, OR 97457

$210,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 252 Days on market

Built 1949 4,791 sqft lot $233/sqft · 16% below area Est $249k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +10.3/30.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE SMALLER 2BR/1BA HOME PARTIALLY REMODELED. THIS HOME READY TO BE COMPLETED, BEING SOLD AS IS. LARGE STORAGE SHED IN LARGE FENCED SPACE FOR BACKYARD. LOCATED IN THE SMALL TOWN OF MYRTLE CREEK. COME SEE & PURCHASE THIS PROPERTY TO COMPLETE THE REMODELING TO YOUR SATISFACTION.

Key facts

• 4,791 sq ft lot
• Built 1949
• Listed 251 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (30.0% below list).
• Recommended offer: $147k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.2% in Myrtle Creek — 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 72/100 on livability (#107 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• South Umpqua SD 19 (town): math 21% / reading 34% proficiency, ranked #51 of 58 in OR (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 125 active listings in the ZIP; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $210k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,969 (30.0% 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 252 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

• ARV (median comp): $249,312
• List price: $210,000
• Delta: -15.77%
• 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
825 NE Short St	0.15mi	2/1.0 (-1)	884 (-2%)	8mo	$217,000	$245	79
951 NE Broadway St	0.01mi	3/2.0	1,020 (+13%)	16mo	$220,000	$216	60
445 NE Broadway St	0.38mi	2/1.0 (-1)	810 (-10%)	9mo	$198,000	$244	53
150 NE Broadway St	0.59mi	2/1.0 (-1)	824 (-8%)	2mo	$240,000	$291	52
955 NE Madrona Dr	0.47mi	2/1.0 (-1)	933 (+4%)	20mo	$233,000	$250	50
1106 N Myrtle Rd	0.41mi	2/1.0 (-1)	1,000 (+11%)	10mo	$248,000	$248	49
313 NE Cedar Ave	0.41mi	3/2.0	1,000 (+11%)	13mo	$265,000	$265	48
165 NE Sandy Ter	0.16mi	2/2.0 (-1)	1,020 (+13%)	20mo	$285,000	$279	45
954 NE Madrona Dr	0.45mi	2/1.0 (-1)	998 (+11%)	16mo	$172,500	$173	43
712 NE Laurance St	0.59mi	2/1.0 (-1)	825 (-8%)	16mo	$247,500	$300	40
720 NW Nichol Ave	0.68mi	2/1.0 (-1)	1,000 (+11%)	13mo	$229,900	$230	34
185 SE Mill St	0.70mi	2/1.0 (-1)	788 (-12%)	9mo	$240,000	$305	34

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-41,371
• Equity at exit: $31,312

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-45,717
• Equity at exit: $18,157

Cash invested: $58,800 (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 97457

• Home prices YoY: -18.1%
• Active inventory: 125
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-114

Break-even live

Break-even rent $1,614

Max offer price $189,876

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-54	+0% $-114	+5% $-173	+10% $-233
Rent	-10% $-230	-5% $-172	+0% $-114	+5% $-56	+10% $2
Rate	-1.0pp $-8	-0.5pp $-61	base $-114	+0.5pp $-168	+1.0pp $-224

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $210,000 Active 252 DOM
2. 2026-06-18
   days on market $210,000 Active 251 DOM
3. 2026-06-17
   days on market $210,000 Active 250 DOM
4. 2026-06-16
   days on market $210,000 Active 249 DOM
5. 2026-06-15
   days on market $210,000 Active 248 DOM
6. 2026-06-14
   days on market $210,000 Active 246 DOM
7. 2026-06-12
   days on market $210,000 Active 245 DOM
8. 2026-06-09
   days on market $210,000 Active 242 DOM
9. 2026-06-08
   days on market $210,000 Active 241 DOM
10. 2026-06-07
    days on market $210,000 Active 240 DOM
11. 2026-06-05
    days on market $210,000 Active 237 DOM
12. 2026-06-02
    days on market $210,000 Active 235 DOM
13. 2026-06-01
    days on market $210,000 Active 234 DOM
14. 2026-05-31
    days on market $210,000 Active 233 DOM
15. 2026-05-30
    days on market $210,000 Active 232 DOM
16. 2026-02-20
    price $210,000 284-char remark

    Show marketing remark (284 chars)

    NICE SMALLER 2BR/1BA HOME PARTIALLY REMODELED. THIS HOME READY TO BE COMPLETED, BEING SOLD AS IS. LARGE STORAGE SHED IN LARGE FENCED SPACE FOR BACKYARD. LOCATED IN THE SMALL TOWN OF MYRTLE CREEK. COME SEE & PURCHASE THIS PROPERTY TO COMPLETE THE REMODELING TO YOUR SATISFACTION.

17. 2026-01-15
    price $220,000 284-char remark

    Show marketing remark (284 chars)

    NICE SMALLER 2BR/1BA HOME PARTIALLY REMODELED. THIS HOME READY TO BE COMPLETED, BEING SOLD AS IS. LARGE STORAGE SHED IN LARGE FENCED SPACE FOR BACKYARD. LOCATED IN THE SMALL TOWN OF MYRTLE CREEK. COME SEE & PURCHASE THIS PROPERTY TO COMPLETE THE REMODELING TO YOUR SATISFACTION.

18. 2025-11-06
    price $230,000 284-char remark

    Show marketing remark (284 chars)

    NICE SMALLER 2BR/1BA HOME PARTIALLY REMODELED. THIS HOME READY TO BE COMPLETED, BEING SOLD AS IS. LARGE STORAGE SHED IN LARGE FENCED SPACE FOR BACKYARD. LOCATED IN THE SMALL TOWN OF MYRTLE CREEK. COME SEE & PURCHASE THIS PROPERTY TO COMPLETE THE REMODELING TO YOUR SATISFACTION.

19. 2025-10-10
    listed $250,000 Active 284-char remark

    Show marketing remark (284 chars)

    NICE SMALLER 2BR/1BA HOME PARTIALLY REMODELED. THIS HOME READY TO BE COMPLETED, BEING SOLD AS IS. LARGE STORAGE SHED IN LARGE FENCED SPACE FOR BACKYARD. LOCATED IN THE SMALL TOWN OF MYRTLE CREEK. COME SEE & PURCHASE THIS PROPERTY TO COMPLETE THE REMODELING TO YOUR SATISFACTION.

20. 2023-09-08
    soldstatus $85,000
21. 2022-03-02
    soldstatus $85,000
22. 2008-08-01
    soldstatus $46,000

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$1,002/yr (+$84/mo · 96.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 8 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,636
• − Mortgage interest: −$11,763
• − Property taxes: −$1,034
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$6,109
• Taxable loss: −$5,142
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $-133/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: South Umpqua SD 19
• NCES district ID: 4111610
• Math proficiency: 21% ▼ -5.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $38,796
• Composite: 23.01/100
• National rank: #7976
• State rank: #51 of 58 in OR

Livability — Myrtle Creek

• Score: 72/100
• State rank: #107
• US rank: #5976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Myrtle Creek, OR
• Population (ZIP): 10,158

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 105,191 people
• By 2030: 102,664 · -2.4%
• By 2040: 96,668 · -8.1%
• By 2050: 91,279 · -13.2%
• By 2075: 79,395 · -24.5%
• By 2100: 66,107 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+37.7) · D 29.9% · R 67.6% · Other 2.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -20.1pp · 2024: -37.7pp
• All cycles: 2024: R+37.7 2020: R+37.5 2016: R+39.4 2012: R+27.6 2008: R+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.88%
• Current HPI: 348.9631
• 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

+356.5% since first listed

7 events — show timeline

• 2026-02-20 Price Changed $210,000 RMLS
• 2026-01-15 Price Changed $220,000 RMLS
• 2025-11-06 Price Changed $230,000 RMLS
• 2025-10-10 Listed $250,000 RMLS
• 2023-09-08 Sold (Public Records) $85,000 Public Records
• 2022-03-02 Sold (Public Records) $85,000 Public Records
• 2008-08-01 Sold (Public Records) $46,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,034 · +32.1% YoY. Source: county tax records.