326 E Sage Ln · Culver, OR 97734

$349,000

3 bd · 2.0 ba · 1,325 sqft · Other public records · 214 Days on market

Built 1972 0.31 ac lot $263/sqft · at area comps Est $348k · at est. ↓ 5% 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.3/15.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Are you looking for a home with enough space to park your recreational toys RV, Boats, Atv's or space to build a shop? This one could be the one. This home has 3 bedrooms 2 bathrooms 1,325 Sqft on a huge . 31acre lot located on a cul-de-sac for minimal traffic and creating lots of privacy. Short distance to outdoor activities, minutes away from Round Butte Dam, Lake Simtustus, and Haystack reservoir for your water activities any time of the year. Short drive to the mountains and outdoor trails, easy access to highway 97. This home has a 3-year-old roof, a huge yard and a new back deck and new fence in the front, manual front underground sprinklers.

Key facts

• Huge yard
• New back deck
• Cul-de-sac

Tags

• CUL-DE-SAC
• 3 YEAR OLD ROOF
• HUGE YARD
• NEW BACK DECK
• NEW FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $349k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (34.6% below list).
• Recommended offer: $228k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.9% in Culver — 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 68/100 on livability (#165 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D+, employment D+.
• Culver SD 4 (rural): math 25% / reading 41% proficiency, ranked #33 of 58 in OR (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 108 units permitted in Jefferson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,119 (34.6% 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 214 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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: 0.65% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

• ARV (median comp): $347,520
• List price: $349,000
• Delta: 0.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $168,470
• Equity at exit: $314,407

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $512,738
• Equity at exit: $678,030

Cash invested: $97,720 (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 97734

• Home prices YoY: 17.6%
• Active inventory: 81
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,281 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$164 /mo · $1,964/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-337

Break-even live

Break-even rent $2,708

Max offer price $289,447

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   status Pending 656-char remark

   Show marketing remark (656 chars)

   Are you looking for a home with enough space to park your recreational toys RV, Boats, Atv's or space to build a shop? This one could be the one. This home has 3 bedrooms 2 bathrooms 1,325 Sqft on a huge . 31acre lot located on a cul-de-sac for minimal traffic and creating lots of privacy. Short distance to outdoor activities, minutes away from Round Butte Dam, Lake Simtustus, and Haystack reservoir for your water activities any time of the year. Short drive to the mountains and outdoor trails, easy access to highway 97. This home has a 3-year-old roof, a huge yard and a new back deck and new fence in the front, manual front underground sprinklers.

2. 2026-03-26
   price $349,000 656-char remark

   Show marketing remark (656 chars)

   Are you looking for a home with enough space to park your recreational toys RV, Boats, Atv's or space to build a shop? This one could be the one. This home has 3 bedrooms 2 bathrooms 1,325 Sqft on a huge . 31acre lot located on a cul-de-sac for minimal traffic and creating lots of privacy. Short distance to outdoor activities, minutes away from Round Butte Dam, Lake Simtustus, and Haystack reservoir for your water activities any time of the year. Short drive to the mountains and outdoor trails, easy access to highway 97. This home has a 3-year-old roof, a huge yard and a new back deck and new fence in the front, manual front underground sprinklers.

3. 2025-12-31
   price $355,000 656-char remark

   Show marketing remark (656 chars)

   Are you looking for a home with enough space to park your recreational toys RV, Boats, Atv's or space to build a shop? This one could be the one. This home has 3 bedrooms 2 bathrooms 1,325 Sqft on a huge . 31acre lot located on a cul-de-sac for minimal traffic and creating lots of privacy. Short distance to outdoor activities, minutes away from Round Butte Dam, Lake Simtustus, and Haystack reservoir for your water activities any time of the year. Short drive to the mountains and outdoor trails, easy access to highway 97. This home has a 3-year-old roof, a huge yard and a new back deck and new fence in the front, manual front underground sprinklers.

4. 2025-11-30
   price $360,000 656-char remark

   Show marketing remark (656 chars)

   Are you looking for a home with enough space to park your recreational toys RV, Boats, Atv's or space to build a shop? This one could be the one. This home has 3 bedrooms 2 bathrooms 1,325 Sqft on a huge . 31acre lot located on a cul-de-sac for minimal traffic and creating lots of privacy. Short distance to outdoor activities, minutes away from Round Butte Dam, Lake Simtustus, and Haystack reservoir for your water activities any time of the year. Short drive to the mountains and outdoor trails, easy access to highway 97. This home has a 3-year-old roof, a huge yard and a new back deck and new fence in the front, manual front underground sprinklers.

5. 2025-10-09
   listed $369,000 Active 656-char remark

   Show marketing remark (656 chars)

   Are you looking for a home with enough space to park your recreational toys RV, Boats, Atv's or space to build a shop? This one could be the one. This home has 3 bedrooms 2 bathrooms 1,325 Sqft on a huge . 31acre lot located on a cul-de-sac for minimal traffic and creating lots of privacy. Short distance to outdoor activities, minutes away from Round Butte Dam, Lake Simtustus, and Haystack reservoir for your water activities any time of the year. Short drive to the mountains and outdoor trails, easy access to highway 97. This home has a 3-year-old roof, a huge yard and a new back deck and new fence in the front, manual front underground sprinklers.

ⓘ 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: $1,964 · $164/mo
• Projected year-2 tax: $3,385 · $282/mo
• Expected delta: +$1,421/yr (+$118/mo · 72.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,374
• − Mortgage interest: −$19,549
• − Property taxes: −$1,964
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$10,153
• Taxable loss: −$10,416
• Est. tax savings @ 24.0%: +$2,500
• After-tax cash flow: $-1,545/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: Culver SD 4
• NCES district ID: 4103840
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $44,943
• Composite: 28.14/100
• National rank: #6816
• State rank: #33 of 58 in OR

Livability — Culver

• Score: 68/100
• State rank: #165
• US rank: #9785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culver, OR
• Population (ZIP): 3,647

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 24,040 people
• By 2030: 24,631 · +2.5%
• By 2040: 25,499 · +6.1%
• By 2050: 25,801 · +7.3%
• By 2075: 25,682 · +6.8%
• By 2100: 22,222 · -7.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 28% Two or more races 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Iranian 4% Slovak 3% German 2%
• Foreign-born: 12% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+30.2) · D 33.6% · R 63.8% · Other 2.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -8.7pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+23.5 2016: R+27.6 2012: R+16.8 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 84.23%
• Current HPI: 562.3014
• 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

-5.4% since first listed

5 events — show timeline

• 2026-05-12 Pending — MLSCO
• 2026-03-26 Price Changed $349,000 MLSCO
• 2025-12-31 Price Changed $355,000 MLSCO
• 2025-11-30 Price Changed $360,000 MLSCO
• 2025-10-09 Listed $369,000 MLSCO

Property tax history

+4.9%/yr

Latest (2025): $1,964 · +2.7% YoY. Source: county tax records.