340 E 6th Ave · Riddle, OR 97469

$160,000

2 bd · 1.0 ba · 921 sqft · SingleFamily public records · 58 Days on market

Built 1950 10,018 sqft lot $174/sqft · 28% below area Est $222k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer opportunity in the heart of Riddle! This 2-bedroom, 1-bath home sits on a generously sized lot with a spacious backyard. Making it ideal for gardening, entertaining, or future improvements. The property includes a parking pad and a looped driveway, offering convenient access. This home is ready for your vision and updates, making it a great opportunity for investors, flippers, or buyers looking to build sweat equity. Located near the local mill and railroad, the property offers a unique setting with close proximity to town amenities. Bring your tools and imagination

Key facts

• Spacious backyard
• Looped driveway
• Generously sized lot

Tags

• SPACIOUS BACKYARD
• PARKING PAD
• LOOPED DRIVEWAY
• GENEROUSLY SIZED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (25.0% below list).
• Recommended offer: $120k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#163 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.
• Riddle SD 70 (town): math 25% / reading 37% proficiency, ranked #154 of 183 in OR (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $160k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $120,000 (25.0% 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 58 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (median comp): $221,928
• List price: $160,000
• Delta: -27.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
476 Smith St	0.35mi	2/1.0	934 (+1%)	20mo	$142,000	$152	65
579 E 4th Ave	0.27mi	3/2.0 (+1)	1,040 (+13%)	2mo	$322,000	$310	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 2.85×
• Total profit: $83,090
• Equity at exit: $144,141

10-year hold

• IRR: 20.6%
• Equity multiple: 6.53×
• Total profit: $247,761
• Equity at exit: $310,845

Cash invested: $44,800 (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 97469

• Home prices YoY: 4.7%
• Active inventory: 36
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-63

Break-even live

Break-even rent $1,280

Max offer price $148,878

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-18	+0% $-63	+5% $-108	+10% $-154
Rent	-10% $-158	-5% $-110	+0% $-63	+5% $-16	+10% $32
Rate	-1.0pp $18	-0.5pp $-22	base $-63	+0.5pp $-104	+1.0pp $-147

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 E 5th Ave Unit LANM629 Riddle, OR	2.0	1.0	640	$1,200	$1.88	44d	1	0.08mi

Listing history 16 events

1. 2026-06-09
   statusdays on market $160,000 Pending 58 DOM
2. 2026-06-08
   days on market $160,000 Active 57 DOM
3. 2026-06-08
   days on market $160,000 Active 56 DOM
4. 2026-06-07
   days on market $160,000 Active 55 DOM
5. 2026-06-04
   days on market $160,000 Active 52 DOM
6. 2026-06-02
   days on market $160,000 Active 51 DOM
7. 2026-06-01
   days on market $160,000 Active 50 DOM
8. 2026-05-31
   days on market $160,000 Active 49 DOM
9. 2026-05-14
   price $160,000 578-char remark

   Show marketing remark (578 chars)

   Fixer opportunity in the heart of Riddle! This 2-bedroom, 1-bath home sits on a generously sized lot with a spacious backyard. Making it ideal for gardening, entertaining, or future improvements. The property includes a parking pad and a looped driveway, offering convenient access. This home is ready for your vision and updates, making it a great opportunity for investors, flippers, or buyers looking to build sweat equity. Located near the local mill and railroad, the property offers a unique setting with close proximity to town amenities. Bring your tools and imagination

10. 2026-04-12
    listed $170,450 Active 578-char remark

    Show marketing remark (578 chars)

    Fixer opportunity in the heart of Riddle! This 2-bedroom, 1-bath home sits on a generously sized lot with a spacious backyard. Making it ideal for gardening, entertaining, or future improvements. The property includes a parking pad and a looped driveway, offering convenient access. This home is ready for your vision and updates, making it a great opportunity for investors, flippers, or buyers looking to build sweat equity. Located near the local mill and railroad, the property offers a unique setting with close proximity to town amenities. Bring your tools and imagination

11. 2015-02-27
    soldstatus $98,000 Sold 303-char remark

    Show marketing remark (303 chars)

    A MUST SEE. ROOF, FOUNDATION APROX 4 YRS OLD. All New WINDOWS, PLUMMING,ELEC,INSUL,HEAT PUMP,DRYWALL,FLOORS AND FLOOR COV, HARDY SIDING,WATER HEATER, LIGHT FIX,KIT CABS, DW,GD, MWAVE, DOORS, DRY WALL, INT AND XTERIOR PAINT AND 12X16 DECK AND LARGE SLAB TO BUILD GAR OR CAR PORT. THERE IS NO LANDSCAPING.

12. 2015-02-27
    soldstatus $98,000

    Show marketing remark (303 chars)

    A MUST SEE. ROOF, FOUNDATION APROX 4 YRS OLD. All New WINDOWS, PLUMMING,ELEC,INSUL,HEAT PUMP,DRYWALL,FLOORS AND FLOOR COV, HARDY SIDING,WATER HEATER, LIGHT FIX,KIT CABS, DW,GD, MWAVE, DOORS, DRY WALL, INT AND XTERIOR PAINT AND 12X16 DECK AND LARGE SLAB TO BUILD GAR OR CAR PORT. THERE IS NO LANDSCAPING.

13. 2015-01-26
    status Pending 303-char remark

    Show marketing remark (303 chars)

    A MUST SEE. ROOF, FOUNDATION APROX 4 YRS OLD. All New WINDOWS, PLUMMING,ELEC,INSUL,HEAT PUMP,DRYWALL,FLOORS AND FLOOR COV, HARDY SIDING,WATER HEATER, LIGHT FIX,KIT CABS, DW,GD, MWAVE, DOORS, DRY WALL, INT AND XTERIOR PAINT AND 12X16 DECK AND LARGE SLAB TO BUILD GAR OR CAR PORT. THERE IS NO LANDSCAPING.

14. 2014-10-01
    listed $99,900 Active 303-char remark

    Show marketing remark (303 chars)

    A MUST SEE. ROOF, FOUNDATION APROX 4 YRS OLD. All New WINDOWS, PLUMMING,ELEC,INSUL,HEAT PUMP,DRYWALL,FLOORS AND FLOOR COV, HARDY SIDING,WATER HEATER, LIGHT FIX,KIT CABS, DW,GD, MWAVE, DOORS, DRY WALL, INT AND XTERIOR PAINT AND 12X16 DECK AND LARGE SLAB TO BUILD GAR OR CAR PORT. THERE IS NO LANDSCAPING.

15. 2014-05-01
    soldstatus $12,000
16. 2005-07-06
    soldstatus $35,000

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$289/yr (+$24/mo · 22.9%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$8,962
• − Property taxes: −$1,263
• − Insurance: −$800
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,655
• Taxable loss: −$3,584
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $105/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: Riddle SD 70
• NCES district ID: 4110530
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,900
• Composite: 29.22/100
• National rank: #11857
• State rank: #154 of 183 in OR

Livability — Riddle

• Score: 68/100
• State rank: #163
• US rank: #9520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riddle, OR
• Population (ZIP): 2,541

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 (79%)
• Race & ethnicity: White 79% Two or more races 16% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Scotch-Irish 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 2% Tagalog/Filipino 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: ▲ 14.70%
• Current HPI: 330.4865
• 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

+357.1% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $160,000 RMLS
• 2026-04-12 Listed $170,450 RMLS
• 2015-02-27 Sold (Public Records) $98,000 Public Records
• 2015-02-27 Sold (MLS) $98,000 RMLS
• 2015-01-26 Pending — RMLS
• 2014-10-01 Listed $99,900 RMLS
• 2014-05-01 Sold (Public Records) $12,000 Public Records
• 2005-07-06 Sold (Public Records) $35,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,263 · +3.0% YoY. Source: county tax records.