3002 Campbell St · Baker City, OR 97814

$90,000

2 bd · 1.0 ba · 528 sqft · SingleFamily public records · 88 Days on market

Built 1920 3,248 sqft lot $170/sqft · 25% below area

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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).

• Cash flow +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SMALL HOME ON A CORNER LOT. GREAT OPPORTUNITY FOR AN INVESTMENT.

Key facts

• 3,248 sq ft lot
• Built 1920
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $84k (6.7% below list).
• Recommended offer: $84k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.0% in Baker City — 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 74/100 on livability (#92 in OR, #4,611 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, commute F, employment D-.
• Baker SD 5J (town): math 36% / reading 57% proficiency, ranked #68 of 183 in OR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brooklyn Primary School (reading 75%, 279 students, 67% FRL); South Baker Intermediate School (math 30% / reading 50%, grade F, #43 of 128 statewide, top 34%, 275 students, 68% FRL); Baker High School (503 students, 73% FRL) — zoned schools average 69% FRL vs 40% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP; 28 units permitted in Baker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Baker County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $90k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,003 (6.7% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $208,847
• List price: $90,000
• Delta: -56.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-8,595
• Equity at exit: $13,419

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $173
• Equity at exit: $7,782

Cash invested: $25,200 (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 97814

• Active inventory: 170
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $94

Break-even live

Break-even rent $721

Max offer price $90,000

Occupancy floor 84%

Sensitivity live

Price	-10% $145	-5% $120	+0% $94	+5% $69	+10% $43
Rent	-10% $28	-5% $61	+0% $94	+5% $128	+10% $161
Rate	-1.0pp $140	-0.5pp $117	base $94	+0.5pp $71	+1.0pp $47

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $90,000 Active 88 DOM
2. 2026-06-21
   days on market $90,000 Active 87 DOM
3. 2026-06-18
   days on market $90,000 Active 85 DOM
4. 2026-06-17
   days on market $90,000 Active 84 DOM
5. 2026-06-16
   days on market $90,000 Active 83 DOM
6. 2026-06-15
   days on market $90,000 Active 82 DOM
7. 2026-06-13
   days on market $90,000 Active 80 DOM
8. 2026-06-12
   days on market $90,000 Active 79 DOM
9. 2026-06-09
   days on market $90,000 Active 76 DOM
10. 2026-06-08
    days on market $90,000 Active 75 DOM
11. 2026-06-08
    days on market $90,000 Active 74 DOM
12. 2026-06-07
    days on market $90,000 Active 73 DOM
13. 2026-06-04
    days on market $90,000 Active 70 DOM
14. 2026-06-02
    days on market $90,000 Active 69 DOM
15. 2026-06-01
    days on market $90,000 Active 68 DOM
16. 2026-05-31
    days on market $90,000 Active 67 DOM
17. 2026-03-24
    listed $90,000 Active 64-char remark

    Show marketing remark (64 chars)

    SMALL HOME ON A CORNER LOT. GREAT OPPORTUNITY FOR AN INVESTMENT.

18. 2008-07-02
    soldstatus $15,000
19. 1990-05-09
    soldstatus $15,000

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$155/yr (+$13/mo · 21.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 16% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,080
• − Mortgage interest: −$5,041
• − Property taxes: −$718
• − Insurance: −$450
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$2,618
• Taxable loss: −$360
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,218/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: Baker SD 5J
• NCES district ID: 4101710
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $41,905
• Composite: 41.23/100
• National rank: #7389
• State rank: #68 of 183 in OR

Livability — Baker City

• Score: 74/100
• State rank: #92
• US rank: #4611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker City, OR
• Population (ZIP): 12,829

Population outlook (Baker County) Hauer SSP2

• Today (2025): 15,288 people
• By 2030: 14,780 · -3.3%
• By 2040: 13,821 · -9.6%
• By 2050: 13,093 · -14.4%
• By 2075: 11,833 · -22.6%
• By 2100: 9,857 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Slovak 4% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Baker

• 2024 margin: Solid R (+49.2) · D 24.2% · R 73.3% · Other 2.5%
• 2008→2024 swing: -16.8pp toward R · 2008: -32.4pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+50.4 2016: R+51.6 2012: R+39.9 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.53%
• Current HPI: 261.2234
• 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

+500.0% since first listed

3 events — show timeline

• 2026-03-24 Listed $90,000 RMLS
• 2008-07-02 Sold (Public Records) $15,000 Public Records
• 1990-05-09 Sold (Public Records) $15,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $718 · +3.2% YoY. Source: county tax records.