50350 Cowens Rd #8 · Scappoose, OR 97056

$46,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily · 313 Days on market

Built 1958 $37/sqft · 72% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

Key facts

• Living on the river
• Dock your boat
• Breathless views

Tags

• LIVING ON THE RIVER
• DOCK YOUR BOAT
• BREATHLESS VIEWS

🏷️ Possibly a rental listed for sale. The $46,000 price doesn't fit this home's estimated sale value (~$164,919) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.2% vs local median 2.8% in Scappoose — 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 84/100 on livability (#35 in OR, #812 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D.
• Scappoose SD 1J (town): math 37% / reading 51% proficiency, ranked #69 of 183 in OR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grant Watts Elementary School (reading 54%, 346 students, 38% FRL); Otto Petersen Elementary School (math 12% / reading 47%, grade F, #86 of 128 statewide, top 72%, 412 students, 31% FRL); Scappoose High School (656 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Scappoose SD 1J average; the district grade overstates school quality for this exact location.
• Market conditions: 149 active listings in the ZIP; 55 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $318 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Columbia County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $83k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 4.46% ✓
• Cap rate: 40.24%
• Cash-on-cash: 121.23%
• DSCR: 6.39
• GRM: 1.9

CMA / ARV

• ARV (median comp): $164,919
• List price: $46,000
• Delta: -72.11%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50350 Cowens Rd #7	0.00mi	2/1.0	1,316 (+5%)	21mo	$250,000	$190	73
50776 Dike Rd	0.50mi	2/2.0	1,420 (+14%)	1mo	$623,000	$439	49
34326 Johnsons Landing Rd Unit B-10	0.21mi	2/2.0	1,412 (+13%)	19mo	$275,000	$195	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 81.9%
• Equity multiple: 4.77×
• Total profit: $48,547
• Equity at exit: $6,859

10-year hold

• IRR: 85.3%
• Equity multiple: 9.94×
• Total profit: $115,198
• Equity at exit: $3,977

Cash invested: $12,880 (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 97056

• Active inventory: 149
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$58 /mo · $690/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $875

Break-even live

Break-even rent $942

Max offer price $46,000

Occupancy floor 52%

Sensitivity live

Price	-10% $906	-5% $891	+0% $875	+5% $859	+10% $843
Rent	-10% $713	-5% $794	+0% $875	+5% $956	+10% $1,037
Rate	-1.0pp $898	-0.5pp $886	base $875	+0.5pp $863	+1.0pp $851

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   days on market $46,000 Active 313 DOM
2. 2026-06-08
   days on market $46,000 Active 312 DOM
3. 2026-06-07
   days on market $46,000 Active 311 DOM
4. 2026-06-03
   days on market $46,000 Active 307 DOM
5. 2026-06-02
   days on market $46,000 Active 306 DOM
6. 2026-06-01
   days on market $46,000 Active 305 DOM
7. 2026-05-31
   days on market $46,000 Active 304 DOM
8. 2025-11-20
   price $46,000 787-char remark

   Show marketing remark (787 chars)

   Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

9. 2025-10-14
   price $49,999 787-char remark

   Show marketing remark (787 chars)

   Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

10. 2025-09-23
    price $60,000 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

11. 2025-09-23
    status Active 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

12. 2025-09-10
    status Pending 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

13. 2025-08-28
    status Active 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

14. 2025-08-28
    price $65,000 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

15. 2025-08-19
    status Pending 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

16. 2025-08-18
    price $78,000 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

17. 2025-08-08
    price $89,900 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

18. 2025-08-04
    price $99,000 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

19. 2025-07-19
    price $124,000 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

20. 2025-07-09
    listed $129,000 Active 787-char remark

    Show marketing remark (787 chars)

    Escape the rat race of the city and embrace nature, and the luxury of living on the river. Enjoy the ducks, the herons, and fish jumping, not to mention the breathless views of Mt Hood and Mt St Helens. And just across the river sits Sauvie Island. Not mention there is much more to see of wildlife and scenery. Enjoy kayaking, boating, jet skiing, paddle boarding, and being able to dock your boat up to your own home. This home has great potential. It has two bedrooms and spacious kitchen and living room. Adorable kitchen and small back deck. The home is to be sold AS IS, and buyer do do their own due diligence on homes square footage. Buyer will have to be qualified by Paradise Moorage Property Management for lease and moorage spot. Dogs are allowed but need to be under 30 lbs.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,594
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$5,348
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$1,338
• Taxable income: $10,706
• Est. tax owed @ 24.0%: −$2,569
• After-tax cash flow: $7,927/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: Scappoose SD 1J
• NCES district ID: 4110980
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $61,899
• Composite: 41.18/100
• National rank: #7411
• State rank: #69 of 183 in OR

Livability — Scappoose

• Score: 84/100
• State rank: #35
• US rank: #812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,794

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 49,620 people
• By 2030: 48,957 · -1.3%
• By 2040: 46,860 · -5.6%
• By 2050: 44,383 · -10.6%
• By 2075: 39,333 · -20.7%
• By 2100: 34,038 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 4% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Asian/Pacific 0%

Political lean MEDSL · Columbia

• 2024 margin: R (+13.9) · D 41.4% · R 55.3% · Other 3.4%
• 2008→2024 swing: -25.9pp toward R · 2008: 12.0pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+10.3 2016: R+12.0 2012: D+5.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.25%
• Current HPI: 295.5156
• 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

-64.3% since first listed

13 events — show timeline

• 2025-11-20 Price Changed $46,000 RMLS
• 2025-10-14 Price Changed $49,999 RMLS
• 2025-09-23 Price Changed $60,000 RMLS
• 2025-09-23 Relisted — RMLS
• 2025-09-10 Pending — RMLS
• 2025-08-28 Relisted — RMLS
• 2025-08-28 Price Changed $65,000 RMLS
• 2025-08-19 Pending — RMLS
• 2025-08-18 Price Changed $78,000 RMLS
• 2025-08-08 Price Changed $89,900 RMLS
• 2025-08-04 Price Changed $99,000 RMLS
• 2025-07-19 Price Changed $124,000 RMLS
• 2025-07-09 Listed $129,000 RMLS