407 Dufur Ave · Maupin, OR 97037

$325,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 175 Days on market

Built 1995 5,227 sqft lot $251/sqft · at area comps Est $325k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Welcome to Maupin. the small Oregon city on the Deschutes River and on the sunny-side of the Cascades. This is an adored retreat community cherished as a home base by full and part-time residents. Maupin offers sunshine, striking canyon scenery, endless recreation and small town charm. This beautifully updated home features an open, bright and thoughtfully designed floor plan with high quality finishes throughout. The fully finished garage and convenience of public utilities all just one block off the mainstream, putting coffee, shopping, and the post office moments away. Recent improvements include a new roof, siding, windows, appliances, flooring, kitchen, landscaping, and heat pump ensuring comfort, efficiency and peace of mind. This is truly quality construction and turn key ready to enjoy. Maupin is the home to a new world-class track and field complex new community center and has access to one of Oregons coveted white water rafting community. fishing and some of the best weather in Oregon. Whether you are looking for a full-time home, a weekend escape or an investment it short or long term rental this property offers exceptional value and flexibility. A must see and priced for a quick sale as mortgage rates fall.

Key facts

• New siding
• Updated home
• New roof

Tags

• UPDATED HOME
• OPEN BRIGHT FLOOR PLAN
• FULLY FINISHED GARAGE
• NEW ROOF
• NEW SIDING
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (32.3% below list).
• Recommended offer: $220k (32.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#219 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, amenities F.
• South Wasco County SD 1 (rural): math 20% / reading 50% proficiency, ranked #142 of 183 in OR (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maupin Elementary School (math 24% / reading 30%, grade F, #288 of 412 statewide, top 73%, 112 students, 62% FRL); South Wasco County High School (math 15% / reading 54%, grade F, #90 of 143 statewide, top 65%, 112 students, 88% FRL) — zoned schools average 75% FRL vs 57% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 48 units permitted in Wasco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Wasco County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $200k; list at $325k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $220,000 (32.3% 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. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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 D-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. 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: 0.68% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 12.3

CMA / ARV

• ARV (median comp): $324,842
• List price: $325,000
• Delta: 0.05%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $159,661
• Equity at exit: $292,786

10-year hold

• IRR: 19.6%
• Equity multiple: 6.31×
• Total profit: $483,500
• Equity at exit: $631,404

Cash invested: $91,000 (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 97037

• Home prices YoY: 19.2%
• Active inventory: 32
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-271

Break-even live

Break-even rent $2,542

Max offer price $277,210

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-179	+0% $-271	+5% $-363	+10% $-455
Rent	-10% $-444	-5% $-357	+0% $-271	+5% $-184	+10% $-97
Rate	-1.0pp $-107	-0.5pp $-188	base $-271	+0.5pp $-355	+1.0pp $-440

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Deschutes Ave Maupin, OR	4.0	1.0	1620	$2,200	$1.36	45d	1	0.18mi

Listing history 21 events

1. 2026-06-21
   days on market $325,000 Active 175 DOM
2. 2026-06-21
   days on market $325,000 Active 174 DOM
3. 2026-06-18
   days on market $325,000 Active 172 DOM
4. 2026-06-17
   days on market $325,000 Active 171 DOM
5. 2026-06-16
   days on market $325,000 Active 170 DOM
6. 2026-06-15
   days on market $325,000 Active 169 DOM
7. 2026-06-13
   days on market $325,000 Active 167 DOM
8. 2026-06-12
   days on market $325,000 Active 166 DOM
9. 2026-06-09
   days on market $325,000 Active 163 DOM
10. 2026-06-08
    days on market $325,000 Active 162 DOM
11. 2026-06-08
    days on market $325,000 Active 161 DOM
12. 2026-06-07
    days on market $325,000 Active 160 DOM
13. 2026-06-04
    days on market $325,000 Active 157 DOM
14. 2026-06-02
    days on market $325,000 Active 156 DOM
15. 2026-06-01
    days on market $325,000 Active 155 DOM
16. 2026-05-31
    days on market $325,000 Active 154 DOM
17. 2026-01-31
    status Active 1246-char remark

    Show marketing remark (1246 chars)

    Welcome to Maupin. the small Oregon city on the Deschutes River and on the sunny-side of the Cascades. This is an adored retreat community cherished as a home base by full and part-time residents. Maupin offers sunshine, striking canyon scenery, endless recreation and small town charm. This beautifully updated home features an open, bright and thoughtfully designed floor plan with high quality finishes throughout. The fully finished garage and convenience of public utilities all just one block off the mainstream, putting coffee, shopping, and the post office moments away. Recent improvements include a new roof, siding, windows, appliances, flooring, kitchen, landscaping, and heat pump ensuring comfort, efficiency and peace of mind. This is truly quality construction and turn key ready to enjoy. Maupin is the home to a new world-class track and field complex new community center and has access to one of Oregons coveted white water rafting community. fishing and some of the best weather in Oregon. Whether you are looking for a full-time home, a weekend escape or an investment it short or long term rental this property offers exceptional value and flexibility. A must see and priced for a quick sale as mortgage rates fall.

18. 2026-01-29
    historical 1246-char remark

    Show marketing remark (1246 chars)

    Welcome to Maupin. the small Oregon city on the Deschutes River and on the sunny-side of the Cascades. This is an adored retreat community cherished as a home base by full and part-time residents. Maupin offers sunshine, striking canyon scenery, endless recreation and small town charm. This beautifully updated home features an open, bright and thoughtfully designed floor plan with high quality finishes throughout. The fully finished garage and convenience of public utilities all just one block off the mainstream, putting coffee, shopping, and the post office moments away. Recent improvements include a new roof, siding, windows, appliances, flooring, kitchen, landscaping, and heat pump ensuring comfort, efficiency and peace of mind. This is truly quality construction and turn key ready to enjoy. Maupin is the home to a new world-class track and field complex new community center and has access to one of Oregons coveted white water rafting community. fishing and some of the best weather in Oregon. Whether you are looking for a full-time home, a weekend escape or an investment it short or long term rental this property offers exceptional value and flexibility. A must see and priced for a quick sale as mortgage rates fall.

19. 2025-12-21
    listed $325,000 Active 1246-char remark

    Show marketing remark (1246 chars)

    Welcome to Maupin. the small Oregon city on the Deschutes River and on the sunny-side of the Cascades. This is an adored retreat community cherished as a home base by full and part-time residents. Maupin offers sunshine, striking canyon scenery, endless recreation and small town charm. This beautifully updated home features an open, bright and thoughtfully designed floor plan with high quality finishes throughout. The fully finished garage and convenience of public utilities all just one block off the mainstream, putting coffee, shopping, and the post office moments away. Recent improvements include a new roof, siding, windows, appliances, flooring, kitchen, landscaping, and heat pump ensuring comfort, efficiency and peace of mind. This is truly quality construction and turn key ready to enjoy. Maupin is the home to a new world-class track and field complex new community center and has access to one of Oregons coveted white water rafting community. fishing and some of the best weather in Oregon. Whether you are looking for a full-time home, a weekend escape or an investment it short or long term rental this property offers exceptional value and flexibility. A must see and priced for a quick sale as mortgage rates fall.

20. 2022-03-31
    soldstatus $200,000
21. 1995-08-14
    soldstatus $20,000

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$1,127/yr (+$94/mo · 55.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$18,205
• − Property taxes: −$2,025
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$9,455
• Taxable loss: −$9,134
• Est. tax savings @ 24.0%: +$2,192
• After-tax cash flow: $-1,054/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: South Wasco County SD 1
• NCES district ID: 4100021
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $40,943
• Composite: 32.06/100
• National rank: #10996
• State rank: #142 of 183 in OR

Livability — Maupin

• Score: 64/100
• State rank: #219
• US rank: #14864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maupin, OR
• Population (ZIP): 857

Population outlook (Wasco County) Hauer SSP2

• Today (2025): 26,588 people
• By 2030: 26,950 · +1.4%
• By 2040: 27,513 · +3.5%
• By 2050: 28,041 · +5.5%
• By 2075: 29,840 · +12.2%
• By 2100: 29,617 · +11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Scottish 4% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% Spanish 1%

Political lean MEDSL · Wasco

• 2024 margin: Lean R (+5.7) · D 45.5% · R 51.2% · Other 3.2%
• 2008→2024 swing: -12.7pp toward R · 2008: 7.1pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.0 2016: R+9.7 2012: R+0.8 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.89%
• Current HPI: 260.21
• 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

+1525.0% since first listed

5 events — show timeline

• 2026-01-31 Relisted — RMLS
• 2026-01-29 Delisted — RMLS
• 2025-12-21 Listed $325,000 RMLS
• 2022-03-31 Sold (Public Records) $200,000 Public Records
• 1995-08-14 Sold (Public Records) $20,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,025 · +8.3% YoY. Source: county tax records.