57036 Wamic Market Rd · Wamic, OR 97063

$265,000

2 bd · 2.0 ba · 1,758 sqft · SingleFamily public records · 198 Days on market

Built 1910 9,583 sqft lot $151/sqft · 30% below area Est $376k · 30% 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 +15.0/15.0
• Cash flow +7.3/30.0
• Appreciation +5.8/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Cottage by the Creek. Dual zoning of Residential/Commercial gives the property endless possibilities. VRBO? Rental? Bed & Breakfast? Cafe? Bakery? Use your imagination. 1700+ SF house w/ metal roof, fiber cement siding & covered wrap around porch. Interior space updated & ready for use with laminate floors throughout & updated interior paint. Spacious downstairs space has French door access to wrap around porch, Full kitchen, small office, full bathroom & Bonus room with French doors & built in shelving & 2 storage rooms. Upstairs has 3 bdrms., kitchenette & bathroom. Plenty of parking & possible RV parking. Large community with lots of outdoor recreation users. MHNF, Pine Hollow & Rock Creek Reservoirs, White & Lower Deschutes Rivers all within 5 to 15 miles.

Key facts

• Possible rv parking
• Kitchenette
• Full kitchen

Tags

• KITCHENETTE
• FULL KITCHEN
• OUTDOOR COVERED DECK
• SMALL CREEK
• POSSIBLE RV PARKING
• LARGE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (39.7% below list).
• Recommended offer: $160k (39.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#273 in OR) — a middle-class / working-renter tenant base. Watch: health & safety C-, amenities F, commute F.
• 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.
• Zoned schools: Maupin Elementary School (math 24% / reading 30%, grade F, #288 of 412 statewide, top 73%, 112 students, 62% FRL); South Wasco County High School (math 15% / reading 54%, grade F, #90 of 143 statewide, top 65%, 112 students, 88% FRL) — zoned schools average 75% FRL vs 57% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 48 units permitted in Wasco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.7% local appreciation)).
• Wasco County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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 198 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $265k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,862 (39.7% 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 198 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.60% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 13.8

CMA / ARV

• ARV (median comp): $376,000
• List price: $265,000
• Delta: -29.52%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.78×
• Total profit: $-16,603
• Equity at exit: $100,100

10-year hold

• IRR: 0.7%
• Equity multiple: 1.10×
• Total profit: $7,280
• Equity at exit: $140,822

Cash invested: $74,200 (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 97063

• Home prices YoY: 0.7%
• Active inventory: 44
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$110
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-480

Break-even live

Break-even rent $2,206

Max offer price $180,171

Occupancy floor —

Sensitivity live

Price	-10% $-330	-5% $-405	+0% $-480	+5% $-555	+10% $-630
Rent	-10% $-606	-5% $-543	+0% $-480	+5% $-417	+10% $-354
Rate	-1.0pp $-347	-0.5pp $-413	base $-480	+0.5pp $-549	+1.0pp $-619

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $265,000 Active 198 DOM
2. 2026-06-21
   days on market $265,000 Active 197 DOM
3. 2026-06-18
   days on market $265,000 Active 195 DOM
4. 2026-06-17
   days on market $265,000 Active 194 DOM
5. 2026-06-16
   days on market $265,000 Active 193 DOM
6. 2026-06-15
   days on market $265,000 Active 192 DOM
7. 2026-06-13
   days on market $265,000 Active 190 DOM
8. 2026-06-12
   days on market $265,000 Active 189 DOM
9. 2026-06-09
   days on market $265,000 Active 186 DOM
10. 2026-06-08
    days on market $265,000 Active 185 DOM
11. 2026-06-08
    days on market $265,000 Active 184 DOM
12. 2026-06-07
    days on market $265,000 Active 183 DOM
13. 2026-06-04
    days on market $265,000 Active 180 DOM
14. 2026-06-02
    days on market $265,000 Active 179 DOM
15. 2026-06-01
    days on market $265,000 Active 178 DOM
16. 2026-05-31
    days on market $265,000 Active 177 DOM
17. 2026-03-19
    price $265,000 815-char remark

    Show marketing remark (815 chars)

    Cottage by the Creek. Dual zoning of Residential/Commercial gives the property endless possibilities. VRBO? Rental? Bed & Breakfast? Cafe? Bakery? Use your imagination. 1700+ SF house w/ metal roof, fiber cement siding & covered wrap around porch. Interior space updated & ready for use with laminate floors throughout & updated interior paint. Spacious downstairs space has French door access to wrap around porch, Full kitchen, small office, full bathroom & Bonus room with French doors & built in shelving & 2 storage rooms. Upstairs has 3 bdrms., kitchenette & bathroom. Plenty of parking & possible RV parking. Large community with lots of outdoor recreation users. MHNF, Pine Hollow & Rock Creek Reservoirs, White & Lower Deschutes Rivers all within 5 to 15 miles.

18. 2025-12-05
    listed $285,000 Active 815-char remark

    Show marketing remark (815 chars)

    Cottage by the Creek. Dual zoning of Residential/Commercial gives the property endless possibilities. VRBO? Rental? Bed & Breakfast? Cafe? Bakery? Use your imagination. 1700+ SF house w/ metal roof, fiber cement siding & covered wrap around porch. Interior space updated & ready for use with laminate floors throughout & updated interior paint. Spacious downstairs space has French door access to wrap around porch, Full kitchen, small office, full bathroom & Bonus room with French doors & built in shelving & 2 storage rooms. Upstairs has 3 bdrms., kitchenette & bathroom. Plenty of parking & possible RV parking. Large community with lots of outdoor recreation users. MHNF, Pine Hollow & Rock Creek Reservoirs, White & Lower Deschutes Rivers all within 5 to 15 miles.

19. 2006-09-29
    soldstatus $85,000
20. 1993-07-01
    soldstatus $38,500

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$1,157/yr (+$96/mo · 81.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 67% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,183
• − Mortgage interest: −$14,844
• − Property taxes: −$1,414
• − Insurance: −$2,828
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$7,709
• Taxable loss: −$10,680
• Est. tax savings @ 24.0%: +$2,563
• After-tax cash flow: $-3,199/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 — Wamic

• Score: 61/100
• State rank: #273
• US rank: #18421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wamic, OR
• City population: 1,064
• Population (ZIP): 1,064

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 (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 6% Italian 5% Portuguese 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7% Other Indo-European 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: ▲ 1.69%
• Current HPI: 231.4664
• 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

+588.3% since first listed

4 events — show timeline

• 2026-03-19 Price Changed $265,000 RMLS
• 2025-12-05 Listed $285,000 RMLS
• 2006-09-29 Sold (Public Records) $85,000 Public Records
• 1993-07-01 Sold (Public Records) $38,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,414 · +10.7% YoY. Source: county tax records.