1610 36th St · Florence, OR 97439

$215,000

3 bd · 1.0 ba · 995 sqft · SingleFamily public records · 12 Days on market

Built 1947 2,613 sqft lot Est $294k · 27% 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 +14.9/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR ALERT!!! Fantastic location on a corner lot in Florence! This 3-bedroom, 1-bath home is a prime investment opportunity with endless potential. Being sold as-is. Bring your vision and make it your own. Don't miss this chance to invest in a great location at an affordable price!

Key facts

• Great location
• Corner lot
• 2,613 sq ft lot

Tags

• CORNER LOT
• PRIME INVESTMENT OPPORTUNITY
• GREAT LOCATION

Property features AI

Finance

• Other: Main level area approximately 995 (listed building area); Lot about 0.06 acres (approx. 2,613 sq ft)

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Single family residence; Residential property; Not attached to other units; Fixer condition; No view
• Construction: Built in 1947; Composition roof; Concrete perimeter foundation
• Exterior features: Wood composite exterior; Corner lot; Concrete road surface

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: Primary bedroom (main level); Second bedroom (main level); Third bedroom (main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard heating; No cooling specified; Electric hot water
• Interior features: Vinyl window frames; Crawl space basement; Dining room; Family room; Great room; Living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $64 ($771/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (18.1% below list).
• Recommended offer: $176k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.6% in Florence — 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 70/100 on livability (#142 in OR) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime A-; Watch: employment C-, amenities F, commute F.
• Siuslaw SD 97J (town): math 33% / reading 50% proficiency, ranked #106 of 183 in OR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Siuslaw Elementary School (math 22% / reading 37%, grade F, #263 of 412 statewide, top 68%, 520 students, 68% FRL); Siuslaw Middle School (math 15% / reading 37%, grade F, #101 of 128 statewide, top 80%, 270 students, 68% FRL); Siuslaw High School (math 24% / reading 75%, grade D+, #32 of 143 statewide, top 34%, 459 students, 68% FRL).
• Market conditions: 406 active listings in the ZIP; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $215k implies a 153% 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 $176,186 (18.1% 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. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $293,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1660 34th St	0.12mi	3/1.0	1,010 (+2%)	8mo	$345,000	$342	85
1640 34th St	0.12mi	3/1.0	1,008 (+1%)	14mo	$297,000	$295	80
1667 30th St	0.33mi	2/1.0 (-1)	976 (-2%)	5mo	$250,000	$256	72
32 Easy St	0.54mi	2/1.0 (-1)	1,028 (+3%)	1mo	$275,000	$268	64
1651 29th St	0.39mi	2/1.0 (-1)	1,076 (+8%)	1mo	$380,000	$353	62
1684 29th St	0.42mi	3/1.0	1,012 (+2%)	20mo	$322,000	$318	61
1611 25th St	0.62mi	3/2.0	1,056 (+6%)	1mo	$205,000	$194	56
1685 28th St	0.45mi	3/1.0	1,076 (+8%)	12mo	$317,000	$295	56
1629 N Siano Loop	0.60mi	2/1.0 (-1)	924 (-7%)	9mo	$270,000	$292	48
1945 32nd St	0.30mi	2/2.0 (-1)	1,100 (+11%)	14mo	$355,000	$323	48
29 Easy St	0.54mi	2/1.0 (-1)	1,136 (+14%)	4mo	$285,000	$251	43
206 Bourbon St	0.67mi	2/2.0 (-1)	1,045 (+5%)	19mo	$210,000	$201	36

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $121,116
• Equity at exit: $193,689

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $353,309
• Equity at exit: $417,698

Cash invested: $60,200 (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 97439

• Home prices YoY: 2.5%
• Active inventory: 406
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,762 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $64

Break-even live

Break-even rent $1,681

Max offer price $215,000

Occupancy floor 91%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-16
   status $215,000 Pending 12 DOM
2. 2026-06-15
   days on market $215,000 Active 12 DOM
3. 2026-06-13
   days on market $215,000 Active 10 DOM
4. 2026-06-12
   days on market $215,000 Active 9 DOM
5. 2026-06-09
   days on market $215,000 Active 6 DOM
6. 2026-06-08
   days on market $215,000 Active 5 DOM
7. 2026-06-08
   days on market $215,000 Active 4 DOM
8. 2026-06-07
   days on market $215,000 Active 3 DOM
9. 2026-06-04
   remarks 286-char remark
10. 2026-06-04
    listed $215,000 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: $1,327 · $111/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$759/yr (+$63/mo · 57.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥75°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,142
• − Mortgage interest: −$12,043
• − Property taxes: −$1,327
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$6,255
• Taxable loss: −$2,940
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,477/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: Siuslaw SD 97J
• NCES district ID: 4105100
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $36,892
• Composite: 36.82/100
• National rank: #9169
• State rank: #106 of 183 in OR

Livability — Florence

• Score: 70/100
• State rank: #142
• US rank: #8094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, OR
• Population (ZIP): 15,643

Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.79%
• Current HPI: 717.84
• 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

+604.9% since first listed

6 events — show timeline

• 2026-06-03 Listed $215,000 RMLS
• 2003-12-12 Sold (Public Records) $85,000 Public Records
• 2003-12-12 Sold (MLS) $85,000 RMLS
• 2003-09-19 Listed $87,500 RMLS
• 2002-05-07 Sold (Public Records) $59,900 Public Records
• 1991-04-24 Sold (Public Records) $30,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,327 · +3.0% YoY. Source: county tax records.