30626 Santiam Hwy · Waterloo, OR 97355

$226,500

3 bd · 2.0 ba · 2,128 sqft · SingleFamily public records · 37 Days on market

Built 1955 0.61 ac lot $106/sqft · 46% below area Est $416k · 46% 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).

• Cash flow +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COURT AUTHORIZED REPRESENTATIVE SALE. Big project in the country– small price. Good insurable title. Not a foreclosure or a trustee's sale. Offers must be submitted via EquityVaultAuctions.com. A 4.5% buyer’s premium applies. Cash or hard money buyers, investors, and flippers. Run the numbers and place a bid that works for you. No cost to place a bid and only the winning bidder pays the buyer premium.

Key facts

• 0.61 acre lot
• Built 1955
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $226k).
• Recommended offer: $220k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#245 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, schools F, crime F.
• Lebanon Community SD 9 (town): math 27% / reading 43% proficiency, ranked #26 of 58 in OR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 246 active listings in the ZIP; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 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 $72k; list at $226k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,705 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
5. Crime grade is F 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?
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: 1.01% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $416,127
• List price: $226,500
• Delta: -45.57%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30626 Santiam Hwy	0.00mi	3/1.5	2,128 (0%)	1mo	$206,000	$97	97
30935 Old Santiam Hwy	0.65mi	2/2.0 (-1)	2,239 (+5%)	2mo	$325,000	$145	54
30563 Fairview Rd	0.41mi	3/2.0	1,868 (-12%)	10mo	$543,000	$291	52

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

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-12,744
• Equity at exit: $33,772

10-year hold

• IRR: 6.0%
• Equity multiple: 1.48×
• Total profit: $30,346
• Equity at exit: $19,584

Cash invested: $63,420 (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 97355

• Rents YoY: 4.5%
• Active inventory: 246
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$1,188
• Tax from tax record: −$199 /mo · $2,385/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $320

Break-even live

Break-even rent $1,875

Max offer price $226,500

Occupancy floor 81%

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: $56,625
• Closing costs: $6,795
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-08
   status Pending 422-char remark

   Show marketing remark (422 chars)

   COURT AUTHORIZED REPRESENTATIVE SALE. Big project in the country– small price. Good insurable title. Not a foreclosure or a trustee's sale. Offers must be submitted via EquityVaultAuctions.com. A 4.5% buyer’s premium applies. Cash or hard money buyers, investors, and flippers. Run the numbers and place a bid that works for you. No cost to place a bid and only the winning bidder pays the buyer premium.

2. 2026-04-01
   listed $226,500 Active 422-char remark

   Show marketing remark (422 chars)

   COURT AUTHORIZED REPRESENTATIVE SALE. Big project in the country– small price. Good insurable title. Not a foreclosure or a trustee's sale. Offers must be submitted via EquityVaultAuctions.com. A 4.5% buyer’s premium applies. Cash or hard money buyers, investors, and flippers. Run the numbers and place a bid that works for you. No cost to place a bid and only the winning bidder pays the buyer premium.

3. 2013-04-03
   historical
4. 2013-03-26
   soldstatus $72,000 Sold
5. 2013-03-05
   status Pending
6. 2013-01-17
   listed $89,900 Active
7. 2013-01-03
   historical
8. 2012-11-06
   price $100,000
9. 2012-07-28
   price $114,200
10. 2012-06-29
    status Active
11. 2012-06-29
    historical
12. 2012-06-22
    listed $119,900 Active
13. 2004-11-17
    soldstatus $105,000
14. 2004-11-17
    soldstatus $105,000
15. 2004-11-11
    soldstatus $105,000
16. 2004-09-22
    listed $99,900
17. 2004-09-02
    historical
18. 2003-06-03
    listed $124,900

ⓘ 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: $2,385 · $199/mo
• Projected year-2 tax: $2,385 · $199/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,352
• − Mortgage interest: −$12,688
• − Property taxes: −$2,385
• − Insurance: −$1,132
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$6,589
• Taxable income: $182
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $3,794/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: Lebanon Community SD 9
• NCES district ID: 4107380
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $45,264
• Composite: 29.83/100
• National rank: #6418
• State rank: #26 of 58 in OR

Livability — Waterloo

• Score: 62/100
• State rank: #245
• US rank: #16998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Linn County · 70,700 people
• Metro: Albany-Lebanon, OR
• Population (ZIP): 34,292
• Household income: $68,595
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1051.0

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Slovak 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Linn

• 2024 margin: Strong R (+24.4) · D 36.2% · R 60.6% · Other 3.1%
• 2008→2024 swing: -13.0pp toward R · 2008: -11.4pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+23.4 2016: R+27.8 2012: R+17.2 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -528.42%
• Current HPI: 221.8977
• Rent YoY: ▲ 4.55%
• Metro: Albany-Lebanon, OR
• 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

+81.3% since first listed

18 events — show timeline

• 2026-05-08 Pending — WVMLS
• 2026-04-01 Listed $226,500 WVMLS
• 2013-04-03 Listing Removed — WVMLS
• 2013-03-26 Sold (MLS) $72,000 WVMLS
• 2013-03-05 Pending — WVMLS
• 2013-01-17 Listed $89,900 WVMLS
• 2013-01-03 Listing Removed — WVMLS
• 2012-11-06 Price Changed $100,000 WVMLS
• 2012-07-28 Price Changed $114,200 WVMLS
• 2012-06-29 Relisted — WVMLS
• 2012-06-29 Listing Removed — WVMLS
• 2012-06-22 Listed $119,900 WVMLS
• 2004-11-17 Sold (Public Records) $105,000 Public Records
• 2004-11-17 Sold (Public Records) $105,000 Public Records
• 2004-11-11 Sold (MLS) $105,000 WVMLS
• 2004-09-22 Listed $99,900 WVMLS
• 2004-09-02 Listing Removed — WVMLS
• 2003-06-03 Listed $124,900 WVMLS

Property tax history

+2.4%/yr

Latest (2025): $2,385 · +2.7% YoY. Source: county tax records.