136 Main St · Idanha, OR 97350

$175,000

4 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 20 Days on market

Built 1947 10,450 sqft lot

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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).

• Cash flow +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Stop pitching a tent or renting!!! Own cabin on . 24 Acres, in the middle of Idanha. 2 Bedrooms large upstairs bonus rm and 1 bath. Certified wood stove with woodshed filled with cut wood. Small shop. Minutes away from Detroit Lake. Home needs some tender loving care but, can move in and address as needed. Cabin has been a rental for 8 years. Nice covered front Deck. Septic is a working Cesspool. Buyer to Do Diligence with County and City. Note: Any Additions or tear down will require a new septic system.

Key facts

• Working cesspool
• Small shop
• Cabin on .24 acres

Tags

• CABIN ON .24 ACRES
• CERTIFIED WOOD STOVE
• WOODSHED FILLED WITH CUT WOOD
• SMALL SHOP
• COVERED FRONT DECK
• WORKING CESSPOOL

Property features AI

Finance

• Other: Property has been a rental for 8 years; Buyer to perform due diligence for additions or teardown (may require new septic)
• HOA & community: No homeowners association

Exterior

• Parking: Front driveway
• Utilities: City water; Electric water heater; Certified wood-burning stove
• Home design: 2-story home; Entry from front deck
• Construction: Metal or aluminum roof; Built in 1947; Septic: working cesspool (buyer to verify with county/city)
• Exterior features: Fenced yard; Small shed; Separate shop/outbuilding; Woodshed (stocked with cut wood); Covered front deck

Interior

• Kitchen: Propane range
• Bedrooms: 2 bedrooms (both upstairs); Large upstairs bonus room / mudroom
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Wood stove heating
• Interior features: Certified wood-burning stove; Stove/wood heat available; High-speed communication available; Vinyl flooring; Covered deck
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#295 in OR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: crime D+, health & safety D+, amenities F.
• Santiam Canyon SD 129J (rural): math 27% / reading 49% proficiency, ranked #121 of 183 in OR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Santiam Elementary School (248 students, 70% FRL); Santiam Junior/Senior High School (math 15% / reading 54%, grade F, #90 of 143 statewide, top 65%, 312 students, 69% FRL) — zoned schools average 69% FRL vs 30% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $175k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.00% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 1.86×
• Total profit: $41,927
• Equity at exit: $78,688

10-year hold

• IRR: 16.7%
• Equity multiple: 3.45×
• Total profit: $119,888
• Equity at exit: $121,267

Cash invested: $49,000 (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 97350

• Active inventory: 14
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $328

Break-even live

Break-even rent $1,342

Max offer price $175,000

Occupancy floor 76%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 20 DOM
2. 2026-06-17
   days on market $175,000 Active 19 DOM
3. 2026-06-16
   days on market $175,000 Active 18 DOM
4. 2026-06-15
   days on market $175,000 Active 17 DOM
5. 2026-06-14
   days on market $175,000 Active 15 DOM
6. 2026-06-13
   days on market $175,000 Active 14 DOM
7. 2026-06-10
   days on market $175,000 Active 12 DOM
8. 2026-06-09
   days on market $175,000 Active 11 DOM
9. 2026-06-08
   days on market $175,000 Active 10 DOM
10. 2026-06-07
    days on market $175,000 Active 9 DOM
11. 2026-06-05
    days on market $175,000 Active 6 DOM
12. 2026-06-02
    days on market $175,000 Active 4 DOM
13. 2026-06-01
    days on market $175,000 Active 3 DOM
14. 2026-05-31
    days on market $175,000 Active 2 DOM
15. 2026-05-30
    remarks 510-char remark
16. 2026-05-30
    listed $175,000 Active 1 DOM

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$860/yr (+$72/mo · 102.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 10 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,095
• − Mortgage interest: −$9,803
• − Property taxes: −$837
• − Insurance: −$875
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$5,091
• Taxable income: $1,114
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $3,673/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: Santiam Canyon SD 129J
• NCES district ID: 4108100
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $46,969
• Composite: 35.01/100
• National rank: #9939
• State rank: #121 of 183 in OR

Livability — Idanha

• Score: 59/100
• State rank: #295
• US rank: #19778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Idanha, OR
• Population (ZIP): 188

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 16% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 8% Italian 6% Portuguese 6%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• 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

+629.2% since first listed

3 events — show timeline

• 2026-05-29 Listed $175,000 WVMLS
• 2005-10-18 Sold (Public Records) $49,000 Public Records
• 1995-06-08 Sold (Public Records) $24,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $837 · +2.5% YoY. Source: county tax records.