1380 Detroit St · Elgin, OR 97827

$187,200

5 bd · 2.0 ba · 1,215 sqft · SingleFamily public records · 117 Days on market

Built 1965 9,583 sqft lot $154/sqft · 62% above area Est $231k · 19% under ↓ 13% since listing

---

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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Daylight Ranch on corner lot in Elgin, Oregon! 5 bedroom daylight ranch featuring spacious living areas and a functional daylight basement floorplan. Attached garage plus detached garage - great for parking, storage or workshop space. Flexible layout ideal for multi-generational living or guests. Come see for yourself what makes this Elgin home and lifestyle so special!

Key facts

• Flexible layout
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• FUNCTIONAL DAYLIGHT BASEMENT
• FLEXIBLE LAYOUT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $81 ($969/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (5.3% below list).
• Recommended offer: $170k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#98 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools D+, employment D+.
• Elgin SD 23 (rural): math 30% / reading 50% proficiency, ranked #114 of 183 in OR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 38 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Union County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $101k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,352 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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. 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: 0.95% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $230,716
• List price: $187,200
• Delta: -18.86%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-25,149
• Equity at exit: $27,912

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-15,102
• Equity at exit: $16,186

Cash invested: $52,416 (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 97827

• Home prices YoY: -28.6%
• Active inventory: 35
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$982
• Tax from tax record: −$261 /mo · $3,127/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $81

Break-even live

Break-even rent $1,671

Max offer price $187,200

Occupancy floor 90%

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: $46,800
• Closing costs: $5,616
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $187,200 Active 117 DOM
2. 2026-06-17
   days on market $187,200 Active 116 DOM
3. 2026-06-16
   days on market $187,200 Active 115 DOM
4. 2026-06-16
   remarks 393-char remark
5. 2026-06-16
   price $187,200 Active 114 DOM
6. 2026-06-15
   days on market $216,000 Active 114 DOM
7. 2026-06-13
   days on market $216,000 Active 112 DOM
8. 2026-06-12
   days on market $216,000 Active 111 DOM
9. 2026-06-09
   days on market $216,000 Active 108 DOM
10. 2026-06-08
    days on market $216,000 Active 107 DOM
11. 2026-06-08
    days on market $216,000 Active 106 DOM
12. 2026-06-05
    days on market $216,000 Active 104 DOM
13. 2026-06-04
    days on market $216,000 Active 102 DOM
14. 2026-06-02
    days on market $216,000 Active 101 DOM
15. 2026-06-01
    days on market $216,000 Active 100 DOM
16. 2026-05-31
    days on market $216,000 Active 99 DOM
17. 2026-05-13
    price $216,000 381-char remark

    Show marketing remark (381 chars)

    Spacious Daylight Ranch on corner lot in Elgin, Oregon! 5 bedroom daylight ranch featuring spacious living areas and a functional daylight basement floorplan. Attached garage plus detached garage - great for parking, storage or workshop space. Flexible layout ideal for multi-generational living or guests. Come see for yourself what makes this Elgin home and lifestyle so special!

18. 2026-04-11
    price $244,800 381-char remark

    Show marketing remark (381 chars)

    Spacious Daylight Ranch on corner lot in Elgin, Oregon! 5 bedroom daylight ranch featuring spacious living areas and a functional daylight basement floorplan. Attached garage plus detached garage - great for parking, storage or workshop space. Flexible layout ideal for multi-generational living or guests. Come see for yourself what makes this Elgin home and lifestyle so special!

19. 2026-02-21
    listed $288,000 Active 381-char remark

    Show marketing remark (381 chars)

    Spacious Daylight Ranch on corner lot in Elgin, Oregon! 5 bedroom daylight ranch featuring spacious living areas and a functional daylight basement floorplan. Attached garage plus detached garage - great for parking, storage or workshop space. Flexible layout ideal for multi-generational living or guests. Come see for yourself what makes this Elgin home and lifestyle so special!

20. 2020-12-22
    soldstatus $242,000
21. 2020-12-21
    soldstatus $242,000 Sold 494-char remark

    Show marketing remark (494 chars)

    Completely quality remodeled 2 level daylite home 2430 sf, m/l with 5 bedrooms and 2 bathrooms in a quiet friendly neighborhood. A great view of Mt Harris home in Elgin, Oregon. Large open floor plan on main level w/beautiful tile floors. Daylited lower level has large tiled floors, 3 bedrooms, large utility room & workshop/storage room. There is an attached garage w/detached single car garage w/extra RV parking area. Fenced large back yard ready for your touches. Call now to view.

22. 2020-10-14
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Completely quality remodeled 2 level daylite home 2430 sf, m/l with 5 bedrooms and 2 bathrooms in a quiet friendly neighborhood. A great view of Mt Harris home in Elgin, Oregon. Large open floor plan on main level w/beautiful tile floors. Daylited lower level has large tiled floors, 3 bedrooms, large utility room & workshop/storage room. There is an attached garage w/detached single car garage w/extra RV parking area. Fenced large back yard ready for your touches. Call now to view.

23. 2020-09-02
    listed $249,000 Active 494-char remark

    Show marketing remark (494 chars)

    Completely quality remodeled 2 level daylite home 2430 sf, m/l with 5 bedrooms and 2 bathrooms in a quiet friendly neighborhood. A great view of Mt Harris home in Elgin, Oregon. Large open floor plan on main level w/beautiful tile floors. Daylited lower level has large tiled floors, 3 bedrooms, large utility room & workshop/storage room. There is an attached garage w/detached single car garage w/extra RV parking area. Fenced large back yard ready for your touches. Call now to view.

ⓘ 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: $3,127 · $261/mo
• Projected year-2 tax: $3,127 · $261/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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,282
• − Mortgage interest: −$10,486
• − Property taxes: −$3,127
• − Insurance: −$936
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,446
• Taxable loss: −$2,119
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $1,477/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: Elgin SD 23
• NCES district ID: 4104590
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $41,951
• Composite: 36.11/100
• National rank: #9488
• State rank: #114 of 183 in OR

Livability — Elgin

• Score: 73/100
• State rank: #98
• US rank: #5083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, OR
• Population (ZIP): 2,557

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,207 people
• By 2030: 24,794 · -1.6%
• By 2040: 23,658 · -6.1%
• By 2050: 22,897 · -9.2%
• By 2075: 20,885 · -17.1%
• By 2100: 17,841 · -29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 2% Pacific Islander 1%
• Common ancestry: Italian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 98% English-only · Other Asian/Pacific 2%

Political lean MEDSL · Union

• 2024 margin: Solid R (+40.6) · D 28.1% · R 68.7% · Other 3.1%
• 2008→2024 swing: -17.0pp toward R · 2008: -23.6pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+40.4 2016: R+41.4 2012: R+30.8 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.14%
• Current HPI: 212.464
• 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

-13.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $216,000 RMLS
• 2026-04-11 Price Changed $244,800 RMLS
• 2026-02-21 Listed $288,000 RMLS
• 2020-12-22 Sold (Public Records) $242,000 Public Records
• 2020-12-21 Sold (MLS) $242,000 RMLS
• 2020-10-14 Pending — RMLS
• 2020-09-02 Listed $249,000 RMLS

Property tax history

+3.1%/yr

Latest (2025): $3,127 · +3.0% YoY. Source: county tax records.