6100 S Hwy 97 #45 · Redmond, OR 97756

$129,000

3 bd · 2.0 ba · 1,296 sqft · Land public records · 246 Days on market

Built 1992 $100/sqft · 11% above area Est $117k · 11% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific home in desirable 55+ Mt View Park in Redmond. Home is in the back half of the park and has Cascade Mountain views! Enjoy morning coffee on one of your two decks. Efficient floor plan with vaulted ceilings and good separation of bedrooms. Large great room with wood stove. Kitchen with abundant cabinets, tile countertops, brand new refrigerator, and breakfast nook. Mostly upgraded windows and newer roof. Large primary suite with walk-in shower, linen closet, and generous vanity space. Washer, dryer, and refrigerator included. Some siding replaced and new exterior paint in July 2025. Space rent is $688/month and includes water, septic, trash, street snow removal and RV parking upon availability. Come check out this great home!

Key facts

• Breakfast nook
• Wood stove
• Abundant cabinets

Tags

• CASCADE MOUNTAIN VIEWS
• TWO DECKS
• WOOD STOVE
• ABUNDANT CABINETS
• TILE COUNTERTOPS
• BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 2.8% in Redmond — 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 78/100 on livability (#68 in OR, #2,715 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A-; Watch: schools C-, commute F.
• Redmond SD 2J (town): math 24% / reading 42% proficiency, ranked #28 of 58 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 731 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,624 units permitted in Deschutes County in 2024 (391 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Deschutes County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $129k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.75% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.31%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

• ARV (median comp): $116,579
• List price: $129,000
• Delta: 10.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.21×
• Total profit: $43,821
• Equity at exit: $19,234

10-year hold

• IRR: 36.5%
• Equity multiple: 4.43×
• Total profit: $123,954
• Equity at exit: $11,154

Cash invested: $36,120 (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 97756

• Rents YoY: 3.4%
• Active inventory: 731
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,263 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $1,003

Break-even live

Break-even rent $994

Max offer price $129,000

Occupancy floor 51%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4633 SW 37th St Redmond, OR	2.0	1.0–2.0	955	$1,894	$1.98	13d	6	0.91mi

Listing history 15 events

1. 2026-05-05
   status Pending 744-char remark

   Show marketing remark (744 chars)

   Terrific home in desirable 55+ Mt View Park in Redmond. Home is in the back half of the park and has Cascade Mountain views! Enjoy morning coffee on one of your two decks. Efficient floor plan with vaulted ceilings and good separation of bedrooms. Large great room with wood stove. Kitchen with abundant cabinets, tile countertops, brand new refrigerator, and breakfast nook. Mostly upgraded windows and newer roof. Large primary suite with walk-in shower, linen closet, and generous vanity space. Washer, dryer, and refrigerator included. Some siding replaced and new exterior paint in July 2025. Space rent is $688/month and includes water, septic, trash, street snow removal and RV parking upon availability. Come check out this great home!

2. 2026-03-05
   status Active 744-char remark

   Show marketing remark (744 chars)

   Terrific home in desirable 55+ Mt View Park in Redmond. Home is in the back half of the park and has Cascade Mountain views! Enjoy morning coffee on one of your two decks. Efficient floor plan with vaulted ceilings and good separation of bedrooms. Large great room with wood stove. Kitchen with abundant cabinets, tile countertops, brand new refrigerator, and breakfast nook. Mostly upgraded windows and newer roof. Large primary suite with walk-in shower, linen closet, and generous vanity space. Washer, dryer, and refrigerator included. Some siding replaced and new exterior paint in July 2025. Space rent is $688/month and includes water, septic, trash, street snow removal and RV parking upon availability. Come check out this great home!

3. 2026-03-01
   historical 744-char remark

   Show marketing remark (744 chars)

   Terrific home in desirable 55+ Mt View Park in Redmond. Home is in the back half of the park and has Cascade Mountain views! Enjoy morning coffee on one of your two decks. Efficient floor plan with vaulted ceilings and good separation of bedrooms. Large great room with wood stove. Kitchen with abundant cabinets, tile countertops, brand new refrigerator, and breakfast nook. Mostly upgraded windows and newer roof. Large primary suite with walk-in shower, linen closet, and generous vanity space. Washer, dryer, and refrigerator included. Some siding replaced and new exterior paint in July 2025. Space rent is $688/month and includes water, septic, trash, street snow removal and RV parking upon availability. Come check out this great home!

4. 2025-12-24
   price $129,000 744-char remark

   Show marketing remark (744 chars)

   Terrific home in desirable 55+ Mt View Park in Redmond. Home is in the back half of the park and has Cascade Mountain views! Enjoy morning coffee on one of your two decks. Efficient floor plan with vaulted ceilings and good separation of bedrooms. Large great room with wood stove. Kitchen with abundant cabinets, tile countertops, brand new refrigerator, and breakfast nook. Mostly upgraded windows and newer roof. Large primary suite with walk-in shower, linen closet, and generous vanity space. Washer, dryer, and refrigerator included. Some siding replaced and new exterior paint in July 2025. Space rent is $688/month and includes water, septic, trash, street snow removal and RV parking upon availability. Come check out this great home!

5. 2025-10-07
   price $136,000 744-char remark

   Show marketing remark (744 chars)

   Terrific home in desirable 55+ Mt View Park in Redmond. Home is in the back half of the park and has Cascade Mountain views! Enjoy morning coffee on one of your two decks. Efficient floor plan with vaulted ceilings and good separation of bedrooms. Large great room with wood stove. Kitchen with abundant cabinets, tile countertops, brand new refrigerator, and breakfast nook. Mostly upgraded windows and newer roof. Large primary suite with walk-in shower, linen closet, and generous vanity space. Washer, dryer, and refrigerator included. Some siding replaced and new exterior paint in July 2025. Space rent is $688/month and includes water, septic, trash, street snow removal and RV parking upon availability. Come check out this great home!

6. 2025-08-27
   listed $140,000 Active 744-char remark

   Show marketing remark (744 chars)

   Terrific home in desirable 55+ Mt View Park in Redmond. Home is in the back half of the park and has Cascade Mountain views! Enjoy morning coffee on one of your two decks. Efficient floor plan with vaulted ceilings and good separation of bedrooms. Large great room with wood stove. Kitchen with abundant cabinets, tile countertops, brand new refrigerator, and breakfast nook. Mostly upgraded windows and newer roof. Large primary suite with walk-in shower, linen closet, and generous vanity space. Washer, dryer, and refrigerator included. Some siding replaced and new exterior paint in July 2025. Space rent is $688/month and includes water, septic, trash, street snow removal and RV parking upon availability. Come check out this great home!

7. 2019-07-01
   soldstatus $74,500 Sold 316-char remark

   Show marketing remark (316 chars)

   Home sweet home in Mtn View 55+ Park! Beautiful, well maintained home offers 3 bedrooms, 2 baths, 1,296 sq ft. All appliances included! Move in ready. Enjoy the front deck with beautiful Cascade Mountain views. Great location between Bend & Redmond. Sellers offer one year AHS home warranty at close of escrow.

8. 2019-06-13
   status Pending 316-char remark

   Show marketing remark (316 chars)

   Home sweet home in Mtn View 55+ Park! Beautiful, well maintained home offers 3 bedrooms, 2 baths, 1,296 sq ft. All appliances included! Move in ready. Enjoy the front deck with beautiful Cascade Mountain views. Great location between Bend & Redmond. Sellers offer one year AHS home warranty at close of escrow.

9. 2019-06-10
   historical Contingent Bumpable 316-char remark

   Show marketing remark (316 chars)

   Home sweet home in Mtn View 55+ Park! Beautiful, well maintained home offers 3 bedrooms, 2 baths, 1,296 sq ft. All appliances included! Move in ready. Enjoy the front deck with beautiful Cascade Mountain views. Great location between Bend & Redmond. Sellers offer one year AHS home warranty at close of escrow.

10. 2019-06-03
    price $74,500 316-char remark

    Show marketing remark (316 chars)

    Home sweet home in Mtn View 55+ Park! Beautiful, well maintained home offers 3 bedrooms, 2 baths, 1,296 sq ft. All appliances included! Move in ready. Enjoy the front deck with beautiful Cascade Mountain views. Great location between Bend & Redmond. Sellers offer one year AHS home warranty at close of escrow.

11. 2019-04-15
    price $79,500 316-char remark

    Show marketing remark (316 chars)

    Home sweet home in Mtn View 55+ Park! Beautiful, well maintained home offers 3 bedrooms, 2 baths, 1,296 sq ft. All appliances included! Move in ready. Enjoy the front deck with beautiful Cascade Mountain views. Great location between Bend & Redmond. Sellers offer one year AHS home warranty at close of escrow.

12. 2019-03-19
    listed $84,500 Active 316-char remark

    Show marketing remark (316 chars)

    Home sweet home in Mtn View 55+ Park! Beautiful, well maintained home offers 3 bedrooms, 2 baths, 1,296 sq ft. All appliances included! Move in ready. Enjoy the front deck with beautiful Cascade Mountain views. Great location between Bend & Redmond. Sellers offer one year AHS home warranty at close of escrow.

13. 2004-06-18
    soldstatus $35,000
14. 2004-05-25
    historical
15. 2004-05-20
    listed $36,000

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$592/yr (+$49/mo · 89.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,158
• − Mortgage interest: −$7,226
• − Property taxes: −$659
• − Insurance: −$645
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$3,753
• Taxable income: $10,530
• Est. tax owed @ 24.0%: −$2,527
• After-tax cash flow: $9,506/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: Redmond SD 2J
• NCES district ID: 4110350
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $51,027
• Composite: 28.72/100
• National rank: #6682
• State rank: #28 of 58 in OR

Livability — Redmond

• Score: 78/100
• State rank: #68
• US rank: #2715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Deschutes County · 197,892 people
• City population: 44,914
• Metro: Bend, OR
• Population (ZIP): 44,914
• Household income: $87,278
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1205.0

Population outlook (Deschutes County) Hauer SSP2

• Today (2025): 213,908 people
• By 2030: 232,387 · +8.6%
• By 2040: 265,858 · +24.3%
• By 2050: 295,286 · +38.0%
• By 2075: 353,553 · +65.3%
• By 2100: 380,293 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Deschutes

• 2024 margin: D (+10.1) · D 53.6% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.4pp toward D · 2008: -0.3pp · 2024: 10.1pp
• All cycles: 2024: D+10.1 2020: D+8.2 2016: R+3.8 2012: R+7.3 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -292.28%
• Current HPI: 385.3027
• Rent YoY: ▲ 3.39%
• Metro: Bend, 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

+258.3% since first listed

15 events — show timeline

• 2026-05-05 Pending — MLSCO
• 2026-03-05 Relisted — MLSCO
• 2026-03-01 Listing Removed — MLSCO
• 2025-12-24 Price Changed $129,000 MLSCO
• 2025-10-07 Price Changed $136,000 MLSCO
• 2025-08-27 Listed $140,000 MLSCO
• 2019-07-01 Sold (MLS) $74,500 MLSCO
• 2019-06-13 Pending — MLSCO
• 2019-06-10 Contingent — MLSCO
• 2019-06-03 Price Changed $74,500 MLSCO
• 2019-04-15 Price Changed $79,500 MLSCO
• 2019-03-19 Listed $84,500 MLSCO
• 2004-06-18 Sold (MLS) $35,000 MLSCO
• 2004-05-25 Listing Removed — MLSCO
• 2004-05-20 Listed $36,000 MLSCO

Property tax history

+11.4%/yr

Latest (2021): $659 · +5.0% YoY. Source: county tax records.