108 SE Apple St · Oakland, OR 97462

$262,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 24 Days on market

Built 1912 0.25 ac lot $205/sqft · 20% below area Est $328k · 20% 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 +10.9/30.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Walk to Historic downtown Oakland. Enjoy this beautiful remodeled home on a large corner lot. Deck views of the mountain range or city views of downtown Oakland. Many new features including new roof, deck, windows, doors, siding, kitchen and bathroom. Come take a look today!

Key facts

• 0.25 acre lot
• Built 1912
• Listed 24 days

Property features AI

Finance

• Other: Lot approximately 0.25 acre (10,000–14,999 sq ft range); Paved road access; Parcel: R34131; Not a land lease; Active listing

Exterior

• Parking: Driveway; RV access/parking
• Utilities: Public water; Public sewer; Electricity and gas service; Fiber-optic internet available; Tank water heater (electric)
• Home design: Single-family residence; Residential property; Updated/remodeled condition; One story (main-level living); Corner lot with gentle slope and level areas; Mountain, trees/woods and valley views; Public directions: Exit 138, right on Stearns, right on SE 1st, left on Apple to corner lot
• Construction: Built in 1912; Pillar/post/pier (pier) foundation; T-111 exterior siding
• Exterior features: Metal roof; Covered deck and deck; Porch; Garden; RV parking; T-111 siding

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Stainless steel appliances; Pantry; Eat bar; Beamed ceilings
• Bedrooms: Primary bedroom with deck, exterior entry and sliding doors (main level); Second bedroom with closet and laminate flooring (main level); Third bedroom with ceiling fan, closet and laminate flooring (main level)
• Flooring: Laminate flooring throughout main living areas; Vinyl flooring in laundry and bathroom
• Bathrooms: One full bathroom on the main level with bathtub/shower and solid surface countertop
• Heating & cooling: Gas stove heating; No central heating noted; No cooling system noted
• Interior features: Ceiling fans; High-speed internet; Laundry area; Washer and dryer included; Double-pane windows with vinyl frames; Natural lighting; One-level living; Utility room on main; Gas stove fireplace (stove-style)
• Laundry & utility: Main-level laundry with sink and vinyl flooring; Washer and dryer present; Tank-style electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (27.7% below list).
• Recommended offer: $190k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#93 in OR, #4,626 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F, employment D-.
• Oakland SD 1 (rural): math 44% / reading 65% proficiency, ranked #21 of 183 in OR (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oakland Elementary School (math 34% / reading 54%, grade F, #143 of 412 statewide, top 38%, 222 students, 65% FRL); Lincoln Middle School (math 32% / reading 57%, grade D, #33 of 128 statewide, top 27%, 185 students, 49% FRL); Oakland High School (math 34% / reading 64%, grade D, #50 of 143 statewide, top 37%, 221 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 40 active listings in the ZIP; 2 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 $28k of equity ($2k loan paydown + $26k 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.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $180k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,500 (27.7% 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. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.72% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (median comp): $327,739
• List price: $262,000
• Delta: -20.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 SE 1st St	0.04mi	3/2.0 (+1)	1,287 (+0%)	1mo	$339,000	$263	87
414 SE 1st St	0.04mi	3/2.0 (+1)	1,267 (-1%)	1mo	$349,000	$275	86
610 SE Maple St	0.30mi	3/2.0 (+1)	1,280 (0%)	11mo	$344,000	$269	68
141 Goodman Ave	0.44mi	2/1.0	1,190 (-7%)	14mo	$277,000	$233	56
320 Wells Ln	0.49mi	2/2.0	1,172 (-8%)	8mo	$307,500	$262	52
507 NE 1st St	0.43mi	3/2.0 (+1)	1,172 (-8%)	13mo	$228,000	$195	46
531 NE 5th St	0.49mi	3/1.0 (+1)	1,356 (+6%)	20mo	$285,000	$210	46
215 NE 9th St	0.51mi	3/2.0 (+1)	1,386 (+8%)	10mo	$325,000	$234	46

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: 22.9%
• Equity multiple: 2.85×
• Total profit: $135,368
• Equity at exit: $236,030

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $404,135
• Equity at exit: $509,008

Cash invested: $73,360 (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 97462

• Home prices YoY: 14.4%
• Active inventory: 40
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-114

Break-even live

Break-even rent $2,039

Max offer price $241,949

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 SE 1st St Oakland, OR	3.0	2.0	1297	$1,895	$1.46	13d	1	0.05mi
414 SE 1st St Oakland, OR	3.0	2.0	1267	$1,895	$1.50	13d	1	0.05mi

Listing history 13 events

1. 2026-06-02
   status $262,000 Pending 24 DOM
2. 2026-06-01
   days on market $262,000 Active 24 DOM
3. 2026-05-31
   days on market $262,000 Active 23 DOM
4. 2026-05-30
   days on market $262,000 Active 22 DOM
5. 2026-05-08
   listed $275,000 Active 729-char remark
6. 2019-12-19
   soldstatus $180,000 Sold 275-char remark

   Show marketing remark (275 chars)

   Walk to Historic downtown Oakland. Enjoy this beautiful remodeled home on a large corner lot. Deck views of the mountain range or city views of downtown Oakland. Many new features including new roof, deck, windows, doors, siding, kitchen and bathroom. Come take a look today!

7. 2019-12-19
   soldstatus $180,000

   Show marketing remark (275 chars)

   Walk to Historic downtown Oakland. Enjoy this beautiful remodeled home on a large corner lot. Deck views of the mountain range or city views of downtown Oakland. Many new features including new roof, deck, windows, doors, siding, kitchen and bathroom. Come take a look today!

8. 2019-12-12
   status Pending 275-char remark

   Show marketing remark (275 chars)

   Walk to Historic downtown Oakland. Enjoy this beautiful remodeled home on a large corner lot. Deck views of the mountain range or city views of downtown Oakland. Many new features including new roof, deck, windows, doors, siding, kitchen and bathroom. Come take a look today!

9. 2019-08-14
   listed $185,000 Active 275-char remark

   Show marketing remark (275 chars)

   Walk to Historic downtown Oakland. Enjoy this beautiful remodeled home on a large corner lot. Deck views of the mountain range or city views of downtown Oakland. Many new features including new roof, deck, windows, doors, siding, kitchen and bathroom. Come take a look today!

10. 2006-07-24
    soldstatus $105,000

    Show marketing remark (177 chars)

    This 2BR home built in 1912 has lots of potential, just need TLC. Situated on an oversized corner lot with views of the surrounding mountains. Easy walking distance to downtown.

11. 2006-07-24
    soldstatus $105,000

    Show marketing remark (177 chars)

    This 2BR home built in 1912 has lots of potential, just need TLC. Situated on an oversized corner lot with views of the surrounding mountains. Easy walking distance to downtown.

12. 2006-06-17
    historical

    Show marketing remark (177 chars)

    This 2BR home built in 1912 has lots of potential, just need TLC. Situated on an oversized corner lot with views of the surrounding mountains. Easy walking distance to downtown.

13. 2006-05-31
    listed $105,000

    Show marketing remark (177 chars)

    This 2BR home built in 1912 has lots of potential, just need TLC. Situated on an oversized corner lot with views of the surrounding mountains. Easy walking distance to downtown.

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: +$1,012/yr (+$84/mo · 66.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,740
• − Mortgage interest: −$14,676
• − Property taxes: −$1,529
• − Insurance: −$1,310
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$7,622
• Taxable loss: −$6,035
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $86/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: Oakland SD 1
• NCES district ID: 4109120
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $41,653
• Composite: 47.51/100
• National rank: #4983
• State rank: #21 of 183 in OR

Livability — Oakland

• Score: 74/100
• State rank: #93
• US rank: #4626

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: Oakland, OR
• Population (ZIP): 4,027

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 (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 3% Native American 2%
• Common ancestry: Portuguese 7% Slovak 4% Italian 4%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 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: ▲ 52.86%
• Current HPI: 418.8492
• 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

+149.5% since first listed

11 events — show timeline

• 2026-06-01 Pending — RMLS
• 2026-05-24 Price Changed $262,000 RMLS
• 2026-05-08 Listed $275,000 RMLS
• 2019-12-19 Sold (Public Records) $180,000 Public Records
• 2019-12-19 Sold (MLS) $180,000 RMLS
• 2019-12-12 Pending — RMLS
• 2019-08-14 Listed $185,000 RMLS
• 2006-07-24 Sold (Public Records) $105,000 Public Records
• 2006-07-24 Sold (MLS) $105,000 RMLS
• 2006-06-17 Delisted — RMLS
• 2006-05-31 Listed $105,000 RMLS

Property tax history

+7.6%/yr

Latest (2025): $1,529 · +2.8% YoY. Source: county tax records.