299 4th St · Maupin, OR 97037

$259,998

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 193 Days on market

Built 1994 10,018 sqft lot

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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 +13.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on market at no fault of seller + New Roof! Welcome to your Maupin retreat—offering sunshine, canyon views, and small-town charm with everyday comfort. This single-level home features 3 bedrooms, 3 baths, including a full bath in the detached 2-car garage with workspace. Vaulted ceilings and oversized windows bring in natural light and showcase canyon scenery. The open-concept layout includes a spacious living room, dining area, and bright kitchen with abundant cabinetry and breakfast nook.The primary suite offers a walk-in closet and private bath, while two additional bedrooms provide flexible space for guests, office, or den (county notes 3rd as den/office). Step outside to a wraparound deck—ideal for entertaining or enjoying Maupin sunsets. A garden shed and backyard picnic area enhance outdoor living. Features include heat pump with central A/C, public utilities, and detached garage.Comfortable as-is with opportunity to update and add value over time. Located in Maupin—known for Deschutes River fishing, rafting, and recreation—with easy access to shops and cafés. Ideal for full-time living, vacation use, or investment.

Key facts

• Breakfast nook
• Large living room
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• OVERSIZED WINDOWS
• SMART SINGLE-LEVEL LAYOUT
• LARGE LIVING ROOM
• OPEN KITCHEN
• BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-2 ($-28/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (15.4% below list).
• Recommended offer: $220k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#219 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime D.
• South Wasco County SD 1 (rural): math 20% / reading 50% proficiency, ranked #142 of 183 in OR (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 48 units permitted in Wasco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Wasco County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $197k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (15.4% 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 193 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.8

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: 24.3%
• Equity multiple: 2.94×
• Total profit: $141,451
• Equity at exit: $234,227

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $416,664
• Equity at exit: $505,119

Cash invested: $72,799 (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 97037

• Home prices YoY: 19.2%
• Active inventory: 32
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$269 /mo · $3,223/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-2

Break-even live

Break-even rent $2,203

Max offer price $259,584

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $71	+0% $-2	+5% $-76	+10% $-150
Rent	-10% $-176	-5% $-89	+0% $-2	+5% $85	+10% $171
Rate	-1.0pp $129	-0.5pp $64	base $-2	+0.5pp $-70	+1.0pp $-138

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Deschutes Ave Maupin, OR	4.0	1.0	1620	$2,200	$1.36	45d	1	0.18mi

Listing history 8 events

1. 2026-05-20
   status Pending 1176-char remark

   Show marketing remark (1176 chars)

   Back on market at no fault of seller + New Roof! Welcome to your Maupin retreat—offering sunshine, canyon views, and small-town charm with everyday comfort. This single-level home features 3 bedrooms, 3 baths, including a full bath in the detached 2-car garage with workspace. Vaulted ceilings and oversized windows bring in natural light and showcase canyon scenery. The open-concept layout includes a spacious living room, dining area, and bright kitchen with abundant cabinetry and breakfast nook.The primary suite offers a walk-in closet and private bath, while two additional bedrooms provide flexible space for guests, office, or den (county notes 3rd as den/office). Step outside to a wraparound deck—ideal for entertaining or enjoying Maupin sunsets. A garden shed and backyard picnic area enhance outdoor living. Features include heat pump with central A/C, public utilities, and detached garage.Comfortable as-is with opportunity to update and add value over time. Located in Maupin—known for Deschutes River fishing, rafting, and recreation—with easy access to shops and cafés. Ideal for full-time living, vacation use, or investment.

2. 2026-03-19
   price $259,998 1176-char remark

   Show marketing remark (1176 chars)

   Back on market at no fault of seller + New Roof! Welcome to your Maupin retreat—offering sunshine, canyon views, and small-town charm with everyday comfort. This single-level home features 3 bedrooms, 3 baths, including a full bath in the detached 2-car garage with workspace. Vaulted ceilings and oversized windows bring in natural light and showcase canyon scenery. The open-concept layout includes a spacious living room, dining area, and bright kitchen with abundant cabinetry and breakfast nook.The primary suite offers a walk-in closet and private bath, while two additional bedrooms provide flexible space for guests, office, or den (county notes 3rd as den/office). Step outside to a wraparound deck—ideal for entertaining or enjoying Maupin sunsets. A garden shed and backyard picnic area enhance outdoor living. Features include heat pump with central A/C, public utilities, and detached garage.Comfortable as-is with opportunity to update and add value over time. Located in Maupin—known for Deschutes River fishing, rafting, and recreation—with easy access to shops and cafés. Ideal for full-time living, vacation use, or investment.

3. 2026-02-20
   status Active 1176-char remark

   Show marketing remark (1176 chars)

   Back on market at no fault of seller + New Roof! Welcome to your Maupin retreat—offering sunshine, canyon views, and small-town charm with everyday comfort. This single-level home features 3 bedrooms, 3 baths, including a full bath in the detached 2-car garage with workspace. Vaulted ceilings and oversized windows bring in natural light and showcase canyon scenery. The open-concept layout includes a spacious living room, dining area, and bright kitchen with abundant cabinetry and breakfast nook.The primary suite offers a walk-in closet and private bath, while two additional bedrooms provide flexible space for guests, office, or den (county notes 3rd as den/office). Step outside to a wraparound deck—ideal for entertaining or enjoying Maupin sunsets. A garden shed and backyard picnic area enhance outdoor living. Features include heat pump with central A/C, public utilities, and detached garage.Comfortable as-is with opportunity to update and add value over time. Located in Maupin—known for Deschutes River fishing, rafting, and recreation—with easy access to shops and cafés. Ideal for full-time living, vacation use, or investment.

4. 2026-01-19
   status Pending 1176-char remark

   Show marketing remark (1176 chars)

   Back on market at no fault of seller + New Roof! Welcome to your Maupin retreat—offering sunshine, canyon views, and small-town charm with everyday comfort. This single-level home features 3 bedrooms, 3 baths, including a full bath in the detached 2-car garage with workspace. Vaulted ceilings and oversized windows bring in natural light and showcase canyon scenery. The open-concept layout includes a spacious living room, dining area, and bright kitchen with abundant cabinetry and breakfast nook.The primary suite offers a walk-in closet and private bath, while two additional bedrooms provide flexible space for guests, office, or den (county notes 3rd as den/office). Step outside to a wraparound deck—ideal for entertaining or enjoying Maupin sunsets. A garden shed and backyard picnic area enhance outdoor living. Features include heat pump with central A/C, public utilities, and detached garage.Comfortable as-is with opportunity to update and add value over time. Located in Maupin—known for Deschutes River fishing, rafting, and recreation—with easy access to shops and cafés. Ideal for full-time living, vacation use, or investment.

5. 2025-11-17
   price $269,000 1176-char remark

   Show marketing remark (1176 chars)

   Back on market at no fault of seller + New Roof! Welcome to your Maupin retreat—offering sunshine, canyon views, and small-town charm with everyday comfort. This single-level home features 3 bedrooms, 3 baths, including a full bath in the detached 2-car garage with workspace. Vaulted ceilings and oversized windows bring in natural light and showcase canyon scenery. The open-concept layout includes a spacious living room, dining area, and bright kitchen with abundant cabinetry and breakfast nook.The primary suite offers a walk-in closet and private bath, while two additional bedrooms provide flexible space for guests, office, or den (county notes 3rd as den/office). Step outside to a wraparound deck—ideal for entertaining or enjoying Maupin sunsets. A garden shed and backyard picnic area enhance outdoor living. Features include heat pump with central A/C, public utilities, and detached garage.Comfortable as-is with opportunity to update and add value over time. Located in Maupin—known for Deschutes River fishing, rafting, and recreation—with easy access to shops and cafés. Ideal for full-time living, vacation use, or investment.

6. 2025-10-06
   listed $279,000 Active 1176-char remark

   Show marketing remark (1176 chars)

   Back on market at no fault of seller + New Roof! Welcome to your Maupin retreat—offering sunshine, canyon views, and small-town charm with everyday comfort. This single-level home features 3 bedrooms, 3 baths, including a full bath in the detached 2-car garage with workspace. Vaulted ceilings and oversized windows bring in natural light and showcase canyon scenery. The open-concept layout includes a spacious living room, dining area, and bright kitchen with abundant cabinetry and breakfast nook.The primary suite offers a walk-in closet and private bath, while two additional bedrooms provide flexible space for guests, office, or den (county notes 3rd as den/office). Step outside to a wraparound deck—ideal for entertaining or enjoying Maupin sunsets. A garden shed and backyard picnic area enhance outdoor living. Features include heat pump with central A/C, public utilities, and detached garage.Comfortable as-is with opportunity to update and add value over time. Located in Maupin—known for Deschutes River fishing, rafting, and recreation—with easy access to shops and cafés. Ideal for full-time living, vacation use, or investment.

7. 2021-09-20
   soldstatus $197,425
8. 1993-03-01
   soldstatus $12,600

ⓘ 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: $3,223 · $269/mo
• Projected year-2 tax: $3,223 · $269/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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$14,564
• − Property taxes: −$3,223
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$7,564
• Taxable loss: −$4,474
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $1,046/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 Wasco County SD 1
• NCES district ID: 4100021
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $40,943
• Composite: 32.06/100
• National rank: #10996
• State rank: #142 of 183 in OR

Livability — Maupin

• Score: 64/100
• State rank: #219
• US rank: #14864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maupin, OR
• Population (ZIP): 857

Population outlook (Wasco County) Hauer SSP2

• Today (2025): 26,588 people
• By 2030: 26,950 · +1.4%
• By 2040: 27,513 · +3.5%
• By 2050: 28,041 · +5.5%
• By 2075: 29,840 · +12.2%
• By 2100: 29,617 · +11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Scottish 4% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% Spanish 1%

Political lean MEDSL · Wasco

• 2024 margin: Lean R (+5.7) · D 45.5% · R 51.2% · Other 3.2%
• 2008→2024 swing: -12.7pp toward R · 2008: 7.1pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.0 2016: R+9.7 2012: R+0.8 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.89%
• Current HPI: 260.21
• 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

+1963.5% since first listed

8 events — show timeline

• 2026-05-20 Pending — RMLS
• 2026-03-19 Price Changed $259,998 RMLS
• 2026-02-20 Relisted — RMLS
• 2026-01-19 Pending — RMLS
• 2025-11-17 Price Changed $269,000 RMLS
• 2025-10-06 Listed $279,000 RMLS
• 2021-09-20 Sold (Public Records) $197,425 Public Records
• 1993-03-01 Sold (Public Records) $12,600 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,223 · +8.3% YoY. Source: county tax records.