48391 Roberts Rd · Oakridge, OR 97463

$75,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 424 Days on market

Built 1952 10,018 sqft lot $112/sqft · 64% below area

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Why this score? — see what drove the B 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 +26.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BOM, no fault of Seller. Buyer did not perform. Major fixer, major opportunity! Lovely setting with beautiful views, a stone's throw to the golf course. Discover the amazing recreational opportunities that the greater Oakridge area has to offer right outside your own front door -- hiking, biking, skiing, fishing, boating, disc golf, ATVing -- it's all here! This home needs just about EVERYTHING. Please use caution when walking through. Some building materials left on site. Survey, site plan and house plan/elevation are available -- ask your agent for documents attached to the listing. Newer French drain installed all the way around the house. Property sold as-is, where-is. Seller will consider rehab financing and owner-carry terms -- please call for details.

Key facts

• 0.23 acre lot
• Built 1952
• Listed 423 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.0% in Oakridge — 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 62/100 on livability (#252 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Oakridge SD 76 (town): math 22% / reading 36% proficiency, ranked #163 of 183 in OR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 424 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 424 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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: 1.17% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $205,690
• List price: $75,000
• Delta: -63.54%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48247 E 2nd St	0.40mi	2/1.0 (+1)	672 (0%)	3mo	$225,000	$335	74
48345 Commercial St	0.45mi	2/1.0 (+1)	730 (+9%)	7mo	$110,000	$151	54
48117 E 2nd St	0.49mi	2/2.0 (+1)	750 (+12%)	5mo	$80,000	$107	45

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: 32.3%
• Equity multiple: 3.53×
• Total profit: $53,116
• Equity at exit: $67,566

10-year hold

• IRR: 27.9%
• Equity multiple: 7.99×
• Total profit: $146,772
• Equity at exit: $145,709

Cash invested: $21,000 (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 97463

• Home prices YoY: 4.8%
• Active inventory: 62
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $193

Break-even live

Break-even rent $631

Max offer price $75,000

Occupancy floor 73%

Sensitivity live

Price	-10% $235	-5% $214	+0% $193	+5% $171	+10% $150
Rent	-10% $123	-5% $158	+0% $193	+5% $227	+10% $262
Rate	-1.0pp $230	-0.5pp $212	base $193	+0.5pp $173	+1.0pp $153

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47730 Christel Ln Unit 4 4 Oakridge, OR	2.0	1.0	550	$875	$1.59	22d	1	1.41mi

Listing history 36 events

1. 2026-06-21
   days on market $75,000 Active 424 DOM
2. 2026-06-21
   days on market $75,000 Active 423 DOM
3. 2026-06-18
   days on market $75,000 Active 421 DOM
4. 2026-06-17
   days on market $75,000 Active 420 DOM
5. 2026-06-16
   days on market $75,000 Active 419 DOM
6. 2026-06-15
   days on market $75,000 Active 418 DOM
7. 2026-06-13
   days on market $75,000 Active 416 DOM
8. 2026-06-12
   days on market $75,000 Active 415 DOM
9. 2026-06-09
   days on market $75,000 Active 412 DOM
10. 2026-06-08
    days on market $75,000 Active 411 DOM
11. 2026-06-08
    days on market $75,000 Active 410 DOM
12. 2026-06-07
    days on market $75,000 Active 409 DOM
13. 2026-06-04
    days on market $75,000 Active 406 DOM
14. 2026-06-02
    days on market $75,000 Active 405 DOM
15. 2026-06-01
    days on market $75,000 Active 404 DOM
16. 2026-05-31
    days on market $75,000 Active 403 DOM
17. 2026-04-16
    price $75,000 768-char remark

    Show marketing remark (768 chars)

    BOM, no fault of Seller. Buyer did not perform. Major fixer, major opportunity! Lovely setting with beautiful views, a stone's throw to the golf course. Discover the amazing recreational opportunities that the greater Oakridge area has to offer right outside your own front door -- hiking, biking, skiing, fishing, boating, disc golf, ATVing -- it's all here! This home needs just about EVERYTHING. Please use caution when walking through. Some building materials left on site. Survey, site plan and house plan/elevation are available -- ask your agent for documents attached to the listing. Newer French drain installed all the way around the house. Property sold as-is, where-is. Seller will consider rehab financing and owner-carry terms -- please call for details.

18. 2026-03-27
    status Active 768-char remark

    Show marketing remark (768 chars)

    BOM, no fault of Seller. Buyer did not perform. Major fixer, major opportunity! Lovely setting with beautiful views, a stone's throw to the golf course. Discover the amazing recreational opportunities that the greater Oakridge area has to offer right outside your own front door -- hiking, biking, skiing, fishing, boating, disc golf, ATVing -- it's all here! This home needs just about EVERYTHING. Please use caution when walking through. Some building materials left on site. Survey, site plan and house plan/elevation are available -- ask your agent for documents attached to the listing. Newer French drain installed all the way around the house. Property sold as-is, where-is. Seller will consider rehab financing and owner-carry terms -- please call for details.

19. 2026-02-12
    status Pending 768-char remark

    Show marketing remark (768 chars)

    BOM, no fault of Seller. Buyer did not perform. Major fixer, major opportunity! Lovely setting with beautiful views, a stone's throw to the golf course. Discover the amazing recreational opportunities that the greater Oakridge area has to offer right outside your own front door -- hiking, biking, skiing, fishing, boating, disc golf, ATVing -- it's all here! This home needs just about EVERYTHING. Please use caution when walking through. Some building materials left on site. Survey, site plan and house plan/elevation are available -- ask your agent for documents attached to the listing. Newer French drain installed all the way around the house. Property sold as-is, where-is. Seller will consider rehab financing and owner-carry terms -- please call for details.

20. 2025-10-16
    status Active 768-char remark

    Show marketing remark (768 chars)

    BOM, no fault of Seller. Buyer did not perform. Major fixer, major opportunity! Lovely setting with beautiful views, a stone's throw to the golf course. Discover the amazing recreational opportunities that the greater Oakridge area has to offer right outside your own front door -- hiking, biking, skiing, fishing, boating, disc golf, ATVing -- it's all here! This home needs just about EVERYTHING. Please use caution when walking through. Some building materials left on site. Survey, site plan and house plan/elevation are available -- ask your agent for documents attached to the listing. Newer French drain installed all the way around the house. Property sold as-is, where-is. Seller will consider rehab financing and owner-carry terms -- please call for details.

21. 2025-02-25
    listed $95,000 Active 768-char remark

    Show marketing remark (768 chars)

    BOM, no fault of Seller. Buyer did not perform. Major fixer, major opportunity! Lovely setting with beautiful views, a stone's throw to the golf course. Discover the amazing recreational opportunities that the greater Oakridge area has to offer right outside your own front door -- hiking, biking, skiing, fishing, boating, disc golf, ATVing -- it's all here! This home needs just about EVERYTHING. Please use caution when walking through. Some building materials left on site. Survey, site plan and house plan/elevation are available -- ask your agent for documents attached to the listing. Newer French drain installed all the way around the house. Property sold as-is, where-is. Seller will consider rehab financing and owner-carry terms -- please call for details.

22. 2022-03-04
    soldstatus $63,000 Sold 445-char remark

    Show marketing remark (445 chars)

    Washer and Dryer included. Records show this as a 1 bdrm, there is a second room with no closet. Beautiful unobstructed views of the Oakridge skyline. It sits on approximately a quarter acre lot. This was a renovation project started in 2017 but never finished the seller has moved. Ideal investment property with excellent rental capabilities. This is not for the faint of heart. The home was gutted years ago and is an open map for completion.

23. 2022-02-25
    soldstatus $63,000
24. 2022-02-05
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Washer and Dryer included. Records show this as a 1 bdrm, there is a second room with no closet. Beautiful unobstructed views of the Oakridge skyline. It sits on approximately a quarter acre lot. This was a renovation project started in 2017 but never finished the seller has moved. Ideal investment property with excellent rental capabilities. This is not for the faint of heart. The home was gutted years ago and is an open map for completion.

25. 2022-01-28
    status Active 445-char remark

    Show marketing remark (445 chars)

    Washer and Dryer included. Records show this as a 1 bdrm, there is a second room with no closet. Beautiful unobstructed views of the Oakridge skyline. It sits on approximately a quarter acre lot. This was a renovation project started in 2017 but never finished the seller has moved. Ideal investment property with excellent rental capabilities. This is not for the faint of heart. The home was gutted years ago and is an open map for completion.

26. 2022-01-28
    price $80,000 445-char remark

    Show marketing remark (445 chars)

    Washer and Dryer included. Records show this as a 1 bdrm, there is a second room with no closet. Beautiful unobstructed views of the Oakridge skyline. It sits on approximately a quarter acre lot. This was a renovation project started in 2017 but never finished the seller has moved. Ideal investment property with excellent rental capabilities. This is not for the faint of heart. The home was gutted years ago and is an open map for completion.

27. 2021-12-21
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Washer and Dryer included. Records show this as a 1 bdrm, there is a second room with no closet. Beautiful unobstructed views of the Oakridge skyline. It sits on approximately a quarter acre lot. This was a renovation project started in 2017 but never finished the seller has moved. Ideal investment property with excellent rental capabilities. This is not for the faint of heart. The home was gutted years ago and is an open map for completion.

28. 2021-11-24
    price $125,000 445-char remark

    Show marketing remark (445 chars)

    Washer and Dryer included. Records show this as a 1 bdrm, there is a second room with no closet. Beautiful unobstructed views of the Oakridge skyline. It sits on approximately a quarter acre lot. This was a renovation project started in 2017 but never finished the seller has moved. Ideal investment property with excellent rental capabilities. This is not for the faint of heart. The home was gutted years ago and is an open map for completion.

29. 2021-10-30
    listed $135,000 Active 445-char remark

    Show marketing remark (445 chars)

    Washer and Dryer included. Records show this as a 1 bdrm, there is a second room with no closet. Beautiful unobstructed views of the Oakridge skyline. It sits on approximately a quarter acre lot. This was a renovation project started in 2017 but never finished the seller has moved. Ideal investment property with excellent rental capabilities. This is not for the faint of heart. The home was gutted years ago and is an open map for completion.

30. 2017-04-28
    soldstatus $25,000 Sold
31. 2017-04-15
    status Pending
32. 2017-03-25
    status Active
33. 2017-03-23
    status Pending
34. 2017-03-04
    listed $38,500 Active
35. 2007-08-17
    soldstatus $50,000
36. 1999-04-30
    soldstatus $24,500

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $889 · $74/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,500
• − Mortgage interest: −$4,201
• − Property taxes: −$889
• − Insurance: −$375
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,182
• Taxable income: $1,173
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,030/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: Oakridge SD 76
• NCES district ID: 4109150
• Math proficiency: 22% ▼ -3.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $39,696
• Composite: 27.24/100
• National rank: #12441
• State rank: #163 of 183 in OR

Livability — Oakridge

• Score: 62/100
• State rank: #252
• US rank: #17292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakridge, OR
• Population (ZIP): 3,820

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Lithuanian 5% Serbian 4%
• Foreign-born: 0%

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: ▲ 15.71%
• Current HPI: 342.8226
• 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

+206.1% since first listed

20 events — show timeline

• 2026-04-16 Price Changed $75,000 RMLS
• 2026-03-27 Relisted — RMLS
• 2026-02-12 Pending — RMLS
• 2025-10-16 Relisted — RMLS
• 2025-02-25 Listed $95,000 RMLS
• 2022-03-04 Sold (MLS) $63,000 RMLS
• 2022-02-25 Sold (Public Records) $63,000 Public Records
• 2022-02-05 Pending — RMLS
• 2022-01-28 Relisted — RMLS
• 2022-01-28 Price Changed $80,000 RMLS
• 2021-12-21 Pending — RMLS
• 2021-11-24 Price Changed $125,000 RMLS
• 2021-10-30 Listed $135,000 RMLS
• 2017-04-28 Sold (MLS) $25,000 RMLS
• 2017-04-15 Pending — RMLS
• 2017-03-25 Relisted — RMLS
• 2017-03-23 Pending — RMLS
• 2017-03-04 Listed $38,500 RMLS
• 2007-08-17 Sold (Public Records) $50,000 Public Records
• 1999-04-30 Sold (Public Records) $24,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $889 · +2.7% YoY. Source: county tax records.