1674 SW Country Clb · Corvallis, OR 97330

$400,000

3 bd · 1.5 ba · 1,536 sqft · Townhouse public records · 14 Days on market

Built 1980 3,049 sqft lot Est $475k · 16% under $12/mo HOA

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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).

• ARV discount +14.6/15.0
• Cash flow +11.6/30.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SW Corvallis attractive townhome that has many updates throughout awaits your. 3 very spacious bedrooms, 2 full baths, Brazilian chry wd flrs and updated kitchen. You will find a newer water heater and furnace, along with the Refrigerator, washer and dryer being included. This home is move-in ready! Ideally located near OSU, multiuse paths, public transportation and more, this home provides affordable SW Corvallis, country club close living while making life easy. Visit today and plan to make it yours.

Key facts

• $12 HOA
• Garage
• Built 1980

Tags

• LOW MAINTENANCE TOWNHOUSE
• ESTABLISHED NEIGHBORHOOD
• NEAR OREGON STATE UNIVERSITY
• COMMUNITY GREENSPACE PARK

Property features AI

Finance

• Other: Irregular lot; Lot number 9; Directions: From SW 35th/SW Whiteside, turn onto Country Club Dr. Turn right onto SW Country Club Pl. Townhouses are to the left beyond parking spaces.
• HOA & community: Association with an annual HOA fee of $140; HOA amenities: see remarks for details

Exterior

• Parking: Attached 1-car garage; Additional parking at entrance / nearby parking spaces
• Utilities: City water connected; Gas water heater; Electric range
• Home design: Townhome; Built in 1980; Tan exterior
• Construction: Wood siding; Composition roof; Continuous foundation
• Exterior features: Partial fenced yard; Deck; Landscaped yard; Community greenspace park (HOA amenity)

Interior

• Kitchen: Dishwasher; Electric range (range included); Refrigerator
• Bedrooms: Primary bedroom on upper level; Second bedroom on upper level; Third bedroom on upper level
• Flooring: Carpet; Vinyl; Tile; Laminate
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Gas forced-air heating
• Interior features: High-speed internet access available; Disposal; Inspection report available
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (21.4% below list).
• Recommended offer: $314k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.6% in Corvallis — 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 82/100 on livability (#45 in OR, #1,113 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Corvallis SD 509J (urban): math 49% / reading 62% proficiency, ranked #15 of 183 in OR (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).
• At $3,143/mo this rent would consume 53% of the median local household income ($71k/yr) (locally 3416% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Benton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $235k; list at $400k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $314,282 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.79% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $474,624
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1676 SW Country Club Pl	0.00mi	2/2.0 (-1)	1,382 (-10%)	19mo	$415,000	$300	60
1167 SW Sylvia Dr	0.64mi	3/2.5	1,747 (+14%)	23mo	$540,000	$309	24

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-63,885
• Equity at exit: $59,641

10-year hold

• IRR: -3.3%
• Equity multiple: 0.76×
• Total profit: $-27,388
• Equity at exit: $34,585

Cash invested: $112,000 (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 97330

• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,143 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$331 /mo · $3,971/yr
• Insurance: −$167
• HOA: −$12
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-124

Break-even live

Break-even rent $3,300

Max offer price $378,031

Occupancy floor 99%

Sensitivity live

Price	-10% $102	-5% $-11	+0% $-124	+5% $-238	+10% $-351
Rent	-10% $-373	-5% $-249	+0% $-124	+5% $0	+10% $124
Rate	-1.0pp $77	-0.5pp $-23	base $-124	+0.5pp $-228	+1.0pp $-333

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 SW Country Club Pl Corvallis, OR	3.0	2.5	2005	$4,000	$2.00	44d	1	0.10mi
4007 SW Fairhaven Ct Corvallis, OR	2.0	2.5	1916	$3,400	$1.77	44d	1	0.61mi
2610 SW Western Blvd Unit 10301 Corvallis, OR	2.0	1.0	1050	$1,595	$1.52	44d	1	0.78mi
707 SW 10th St Corvallis, OR	4.0	1.0–3.0	1513	$3,655	$2.41	44d	14	1.34mi
142 SE Atwood Ave Corvallis, OR	3.0	1.5	1454	$1,995	$1.37	44d	1	1.36mi
145 SE Mayberry Ave Corvallis, OR	3.0	2.0	1344	$2,400	$1.79	44d	1	1.36mi
100 SE Viewmont Ave Unit 110-A Corvallis, OR	2.0	1.5	1080	$1,550	$1.44	44d	1	1.37mi
5625 SW Cherry Ave Corvallis, OR	3.0	1.0	1056	$2,395	$2.27	44d	1	1.41mi

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: water

Listing history 11 events

1. 2026-06-19
   days on market $400,000 Active 14 DOM
2. 2026-06-18
   days on market $400,000 Active 13 DOM
3. 2026-06-17
   days on market $400,000 Active 12 DOM
4. 2026-06-16
   days on market $400,000 Active 11 DOM
5. 2026-06-15
   days on market $400,000 Active 10 DOM
6. 2026-06-14
   days on market $400,000 Active 8 DOM
7. 2026-06-10
   days on market $400,000 Active 5 DOM
8. 2026-06-09
   days on market $400,000 Active 4 DOM
9. 2026-06-08
   days on market $400,000 Active 3 DOM
10. 2026-06-07
    remarks 488-char remark
11. 2026-06-07
    listed $400,000 Active 2 DOM

ⓘ 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: $3,971 · $331/mo
• Projected year-2 tax: $3,971 · $331/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,714
• − Mortgage interest: −$22,406
• − Property taxes: −$3,971
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,017
• − Management: −$3,017
• − HOA: −$144
• − Depreciation: −$11,636
• Taxable loss: −$8,477
• Est. tax savings @ 24.0%: +$2,035
• After-tax cash flow: $542/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: Corvallis SD 509J
• NCES district ID: 4103480
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $44,820
• Composite: 48.62/100
• National rank: #4584
• State rank: #15 of 183 in OR

Livability — Corvallis

• Score: 82/100
• State rank: #45
• US rank: #1113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corvallis, OR
• County: Benton County · 98,484 people
• City population: 67,812
• Metro: Corvallis, OR
• Population (ZIP): 43,878
• Household income: $70,742
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 3416.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 96,963 people
• By 2030: 101,658 · +4.8%
• By 2040: 110,157 · +13.6%
• By 2050: 119,275 · +23.0%
• By 2075: 145,172 · +49.7%
• By 2100: 165,349 · +70.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Asian 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Portuguese 4% Slovak 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Chinese 3% Korean 2%

Political lean MEDSL · Benton

• 2024 margin: Solid D (+39.6) · D 68.1% · R 28.5% · Other 3.5%
• 2008→2024 swing: +8.1pp toward D · 2008: 31.5pp · 2024: 39.6pp
• All cycles: 2024: D+39.6 2020: D+39.7 2016: D+33.8 2012: D+28.8 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -420.12%
• Current HPI: 298.7746
• Rent YoY: ▲ 5.74%
• Metro: Corvallis, 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

+567.8% since first listed

13 events — show timeline

• 2026-06-05 Listed $400,000 WVMLS
• 2025-03-13 Rental Removed $1,795 APPFOLIO
• 2025-03-07 Listed for Rent $1,795 APPFOLIO
• 2025-02-27 Rental Removed $1,795 APPFOLIO
• 2025-02-22 Listed for Rent $1,795 APPFOLIO
• 2016-06-09 Sold (Public Records) $235,000 Public Records
• 2016-06-09 Sold (MLS) $235,000 WVMLS
• 2016-05-31 Pending — WVMLS
• 2016-05-14 Contingent — WVMLS
• 2016-04-26 Listed $237,500 WVMLS
• 2004-10-22 Sold (Public Records) $137,900 Public Records
• 1993-03-22 Sold (Public Records) $89,000 Public Records
• 1990-08-27 Sold (Public Records) $59,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,971 · +3.1% YoY. Source: county tax records.