92389 F Rd · Jeffers Gardens, OR 97103

$124,999

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 42 Days on market

Built 1942 $134/sqft · 58% below area ↓ 10% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this home back to its glory days! Home currently has large living room/dining area with charming kitchen space and so much storage space. Three nicely sized bedrooms, laundry room and full bathroom on one level. Come take a look!

Key facts

• Garage
• Built 1942
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $47 ($569/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#309 in OR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety C-, schools F, crime F.
• Astoria SD 1 (town): math 37% / reading 53% proficiency, ranked #77 of 183 in OR (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.0%/yr); 192 active listings in the ZIP; solid renter incomes; 98 units permitted in Clatsop County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1942 — 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 $121,249 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. 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. Crime grade is F 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. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $297,253
• List price: $124,999
• Delta: -57.95%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92389 F Rd	0.00mi	3/1.0 (+1)	936 (0%)	1mo	$124,999	$134	94
92343 Clover Rd	0.31mi	2/1.0	1,050 (+12%)	16mo	$200,000	$190	52
92165 Clover Rd	0.55mi	2/1.0	976 (+4%)	20mo	$299,000	$306	50
35242 Orchard Ln	0.55mi	2/1.0	832 (-11%)	12mo	$377,500	$454	46

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 · 6.96% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.71×
• Total profit: $-10,177
• Equity at exit: $18,638

10-year hold

• IRR: 8.0%
• Equity multiple: 1.75×
• Total profit: $26,345
• Equity at exit: $10,808

Cash invested: $35,000 (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 97103

• Rents YoY: 7.0%
• Active inventory: 192
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$52
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $47

Break-even live

Break-even rent $1,580

Max offer price $124,999

Occupancy floor 92%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-07
   status Pending 678-char remark

   Show marketing remark (678 chars)

   Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this home back to its glory days! Home currently has large living room/dining area with charming kitchen space and so much storage space. Three nicely sized bedrooms, laundry room and full bathroom on one level. Come take a look!

2. 2026-05-06
   status Pending 693-char remark

   Show marketing remark (693 chars)

   Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your very own goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for a new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this property back to its glory days. Home currently has a large living room/dining area with charming kitchen space and so much storage. Three nicely sized bedrooms, laundry room and full bathroom all on one level. Come take a look!

3. 2026-04-28
   price $124,999 678-char remark

   Show marketing remark (693 chars)

   Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your very own goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for a new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this property back to its glory days. Home currently has a large living room/dining area with charming kitchen space and so much storage. Three nicely sized bedrooms, laundry room and full bathroom all on one level. Come take a look!

4. 2026-04-28
   price $124,999 693-char remark

   Show marketing remark (693 chars)

   Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your very own goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for a new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this property back to its glory days. Home currently has a large living room/dining area with charming kitchen space and so much storage. Three nicely sized bedrooms, laundry room and full bathroom all on one level. Come take a look!

5. 2026-04-21
   status Active 693-char remark

   Show marketing remark (693 chars)

   Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your very own goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for a new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this property back to its glory days. Home currently has a large living room/dining area with charming kitchen space and so much storage. Three nicely sized bedrooms, laundry room and full bathroom all on one level. Come take a look!

6. 2026-04-18
   status Pending 693-char remark

   Show marketing remark (693 chars)

   Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your very own goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for a new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this property back to its glory days. Home currently has a large living room/dining area with charming kitchen space and so much storage. Three nicely sized bedrooms, laundry room and full bathroom all on one level. Come take a look!

7. 2026-03-25
   listed $149,000 Active 678-char remark

   Show marketing remark (693 chars)

   Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your very own goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for a new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this property back to its glory days. Home currently has a large living room/dining area with charming kitchen space and so much storage. Three nicely sized bedrooms, laundry room and full bathroom all on one level. Come take a look!

8. 2026-03-25
   listed $149,000 Active 693-char remark

   Show marketing remark (693 chars)

   Hey~you~guys! A 'diamond in the rough' in the charming town of Astoria. Rehab or tear down and start from scratch, your very own goonie-get-away or permanent homestead. Not far from town and all of the amenities. One story bungalow on a quaint sized lot. Attached garage and room for RV or trailer. Looking for a new owner that has vision and is not afraid to dream. Opportunity for a vacation space or a place to plant your roots. Lets get creative and bring this property back to its glory days. Home currently has a large living room/dining area with charming kitchen space and so much storage. Three nicely sized bedrooms, laundry room and full bathroom all on one level. Come take a look!

9. 2006-03-27
   soldstatus $131,000
10. 2006-03-27
    soldstatus $131,000
11. 2006-02-10
    listed $139,500

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$250/yr (+$21/mo · 26.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥79°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,681
• − Mortgage interest: −$7,002
• − Property taxes: −$962
• − Insurance: −$6,150
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$3,636
• Taxable loss: −$1,219
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $862/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: Astoria SD 1
• NCES district ID: 4101620
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $45,741
• Composite: 40.42/100
• National rank: #7726
• State rank: #77 of 183 in OR

Livability — Jeffers Gardens

• Score: 58/100
• State rank: #309
• US rank: #20963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffers Gardens, OR
• County: Clatsop County · 29,028 people
• Metro: Astoria, OR
• Population (ZIP): 17,993
• Household income: $75,147
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 605.0

Population outlook (Clatsop County) Hauer SSP2

• Today (2025): 39,212 people
• By 2030: 39,765 · +1.4%
• By 2040: 40,121 · +2.3%
• By 2050: 40,032 · +2.1%
• By 2075: 39,123 · -0.2%
• By 2100: 35,965 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Italian 5% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Clatsop

• 2024 margin: D (+11.4) · D 54.1% · R 42.8% · Other 3.1%
• 2008→2024 swing: -7.6pp toward R · 2008: 18.9pp · 2024: 11.4pp
• All cycles: 2024: D+11.4 2020: D+11.3 2016: D+6.1 2012: D+14.6 2008: D+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -384.01%
• Current HPI: 306.6979
• Rent YoY: ▲ 6.96%
• Metro: Astoria, OR
• 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

-10.4% since first listed

11 events — show timeline

• 2026-05-07 Pending — CAR
• 2026-05-06 Pending — RMLS
• 2026-04-28 Price Changed $124,999 CAR
• 2026-04-28 Price Changed $124,999 RMLS
• 2026-04-21 Relisted — RMLS
• 2026-04-18 Pending — RMLS
• 2026-03-25 Listed $149,000 RMLS
• 2026-03-25 Listed $149,000 CAR
• 2006-03-27 Sold (Public Records) $131,000 Public Records
• 2006-03-27 Sold (MLS) $131,000 CAR
• 2006-02-10 Listed $139,500 CAR

Property tax history

+2.7%/yr

Latest (2025): $962 · -1.2% YoY. Source: county tax records.