995 Parry Rd · Falls City, OR 97344

$99,000

1 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 121 Days on market

Built 1890 1.00 ac lot $88/sqft · 70% below area

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This site could be perfect for a manufactured home or new home build project as owner states the current house is of no value and should not be entered. Power and city water are available. No sewer, septic system only.

Key facts

• New home build
• Manufactured home
• Septic system only

Tags

• MANUFACTURED HOME
• NEW HOME BUILD
• POWER AVAILABLE
• CITY WATER AVAILABLE
• SEPTIC SYSTEM ONLY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#289 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: health & safety D+, schools F, amenities F.
• Falls City SD 57 (rural): math 10% / reading 20% proficiency, ranked #180 of 183 in OR (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 177 units permitted in Polk County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($87k) 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 $45k; list at $99k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1890 — 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: 1.09% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (median comp): $329,527
• List price: $99,000
• Delta: -69.96%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,940
• Equity at exit: $14,761

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $14,294
• Equity at exit: $8,560

Cash invested: $27,720 (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 97344

• Home prices YoY: -9.2%
• Active inventory: 4
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $206

Break-even live

Break-even rent $820

Max offer price $99,000

Occupancy floor 76%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 121 DOM
2. 2026-06-17
   days on market $99,000 Active 120 DOM
3. 2026-06-16
   days on market $99,000 Active 119 DOM
4. 2026-06-15
   days on market $99,000 Active 118 DOM
5. 2026-06-14
   days on market $99,000 Active 116 DOM
6. 2026-06-13
   days on market $99,000 Active 115 DOM
7. 2026-06-10
   days on market $99,000 Active 113 DOM
8. 2026-06-09
   days on market $99,000 Active 112 DOM
9. 2026-06-08
   days on market $99,000 Active 111 DOM
10. 2026-06-07
    days on market $99,000 Active 110 DOM
11. 2026-06-05
    days on market $99,000 Active 107 DOM
12. 2026-06-03
    days on market $99,000 Active 106 DOM
13. 2026-06-02
    days on market $99,000 Active 105 DOM
14. 2026-06-01
    days on market $99,000 Active 104 DOM
15. 2026-05-31
    days on market $99,000 Active 103 DOM
16. 2026-05-30
    days on market $99,000 Active 102 DOM
17. 2026-02-17
    listed $99,000 Active 218-char remark

    Show marketing remark (218 chars)

    This site could be perfect for a manufactured home or new home build project as owner states the current house is of no value and should not be entered. Power and city water are available. No sewer, septic system only.

18. 2026-01-30
    listed $99,000 Active 216-char remark

    Show marketing remark (216 chars)

    This site could be perfect for manufactured home or new home build project as owner states the current house is of NO value and should not be entered. Power and City water are available. No sewer, septic system only.

19. 2005-05-27
    soldstatus $45,000

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,046 · $87/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,963
• − Mortgage interest: −$5,546
• − Property taxes: −$1,046
• − Insurance: −$495
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,880
• Taxable income: $922
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,248/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: Falls City SD 57
• NCES district ID: 4100003
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $41,187
• Composite: 16.36/100
• National rank: #14258
• State rank: #180 of 183 in OR

Livability — Falls City

• Score: 60/100
• State rank: #289
• US rank: #19375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falls City, OR
• Population (ZIP): 1,464

Population outlook (Polk County) Hauer SSP2

• Today (2025): 88,594 people
• By 2030: 93,209 · +5.2%
• By 2040: 101,942 · +15.1%
• By 2050: 110,395 · +24.6%
• By 2075: 131,091 · +48.0%
• By 2100: 141,746 · +60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 11% Hispanic / Latino 9% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Portuguese 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Polk

• 2024 margin: Toss-up / Even · D 46.6% · R 50.4% · Other 3.0%
• 2008→2024 swing: -3.3pp toward R · 2008: -0.5pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: R+1.7 2016: R+7.0 2012: R+4.8 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.92%
• Current HPI: 305.6132
• 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

+120.0% since first listed

3 events — show timeline

• 2026-02-17 Listed $99,000 RMLS
• 2026-01-30 Listed $99,000 WVMLS
• 2005-05-27 Sold (Public Records) $45,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,046 · +4.1% YoY. Source: county tax records.