220 SW Ivy St · Willamina, OR 97396

$145,000

1 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 56 Days on market

Built 1945 8,712 sqft lot $137/sqft · 57% below area

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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 +26.8/30.0
• DSCR +9.2/10.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Great opportunity to create something new in the heart of Willamina. Value is in the land. This level, in-town lot zoned R-2 offers flexibility to build a duplex and has potential to place a manufactured home (buyer to verify with the City of Willamina). The property provides a peaceful small-town setting while still being conveniently located — just 30 minutes to the Oregon Coast and about 20 minutes to McMinnville and Dallas. Whether you’re looking to build, invest, or explore future development potential, this property offers a strong starting point. Utilities have previously been available on the property, adding to its appeal for future plans. Buyer to perform due diligence

Key facts

• Zoned r-2
• Level in-town lot
• Conveniently located

Tags

• LEVEL IN-TOWN LOT
• ZONED R-2
• PEACEFUL SMALL-TOWN SETTING
• CONVENIENTLY LOCATED
• 30 MINUTES TO THE OREGON COAST
• 20 MINUTES TO MCMINNVILLE

Property features AI

Finance

• Other: Lot is level with paved concrete road access; Lot dimensions about 158 x 55 (approximately 0.2 acre); Seasonal view noted
• HOA & community: No land lease; Zoned R-2; Not a senior community

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence (residential); Fixer condition; Seasonal view
• Construction: Built in 1945; Shingle roof; Concrete perimeter foundation
• Exterior features: Deck; Yard; Cedar exterior

Interior

• Kitchen: Disposal; Kitchen (room present)
• Bedrooms: Primary bedroom on main level; Second bedroom; Third bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No heating system listed; No cooling system listed; Electric hot water
• Interior features: Vinyl window frames; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.1% in Willamina — 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 62/100 on livability (#247 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D+, amenities F, commute F.
• Willamina SD 30J (rural): math 13% / reading 31% proficiency, ranked #177 of 183 in OR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Willamina Elementary School (math 8% / reading 12%, grade F, #411 of 412 statewide, top 100%, 379 students, 80% FRL); Willamina Middle School (204 students, 0% FRL); Willamina High School (308 students, 130% FRL).
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Willamina SD 30J average; the district grade overstates school quality for this exact location.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Polk County in 2024 (14 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.4% local appreciation)).
• Polk County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $145k implies a 1142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $334,339
• List price: $145,000
• Delta: -56.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
354 NW 5th St	0.65mi	2/1.0 (+1)	928 (-12%)	17mo	$249,000	$268	30
772 NE C St	0.67mi	2/1.0 (+1)	912 (-14%)	15mo	$266,000	$292	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.18×
• Total profit: $88,329
• Equity at exit: $113,856

10-year hold

• IRR: 26.4%
• Equity multiple: 6.85×
• Total profit: $237,701
• Equity at exit: $229,621

Cash invested: $40,600 (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 97396

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $395

Break-even live

Break-even rent $1,125

Max offer price $145,000

Occupancy floor 71%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 NW Willamina Dr Willamina, OR	2.0	1.0	890	$1,625	$1.83	11d	1	0.51mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 56 DOM
2. 2026-06-17
   days on market $145,000 Active 55 DOM
3. 2026-06-16
   days on market $145,000 Active 54 DOM
4. 2026-06-15
   days on market $145,000 Active 53 DOM
5. 2026-06-13
   days on market $145,000 Active 51 DOM
6. 2026-06-12
   days on market $145,000 Active 50 DOM
7. 2026-06-09
   days on market $145,000 Active 47 DOM
8. 2026-06-08
   days on market $145,000 Active 46 DOM
9. 2026-06-08
   days on market $145,000 Active 45 DOM
10. 2026-06-07
    days on market $145,000 Active 44 DOM
11. 2026-06-04
    days on market $145,000 Active 41 DOM
12. 2026-06-02
    days on market $145,000 Active 40 DOM
13. 2026-06-01
    days on market $145,000 Active 39 DOM
14. 2026-05-31
    days on market $145,000 Active 38 DOM
15. 2026-04-23
    listed $145,000 Active 766-char remark
16. 1996-12-10
    soldstatus $11,678
17. 1994-01-20
    soldstatus $11,678
18. 1988-03-28
    soldstatus $11,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$593/yr (+$49/mo · 73.0%)

ⓘ 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 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 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,500
• − Mortgage interest: −$8,122
• − Property taxes: −$813
• − Insurance: −$725
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,218
• Taxable income: $2,501
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $4,142/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: Willamina SD 30J
• NCES district ID: 4113350
• Math proficiency: 13% ▼ -3.00%
• Reading proficiency: 31% ▲ 3.00%
• Median HH income: $42,426
• Composite: 21.97/100
• National rank: #13548
• State rank: #177 of 183 in OR

Livability — Willamina

• Score: 62/100
• State rank: #247
• US rank: #17087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willamina, OR
• Population (ZIP): 3,447

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 10% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 9% Italian 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▲ 8.37%
• Current HPI: 347.9336
• 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

+1218.2% since first listed

4 events — show timeline

• 2026-04-23 Listed $145,000 RMLS
• 1996-12-10 Sold (Public Records) $11,678 Public Records
• 1994-01-20 Sold (Public Records) $11,678 Public Records
• 1988-03-28 Sold (Public Records) $11,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $813 · +3.4% YoY. Source: county tax records.