24715 Forest Ct · Veneta, OR 97487

$204,750

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 97 Days on market

Built 1991 8,276 sqft lot $203/sqft · 43% below area Est $357k · 43% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Rambler style single family home offers 3 bedrooms and 1 bathroom with approximately 1008 square feet of living space on a 0.2acre lot. There are no inspection or financing contingencies on this cash only purchase. Offers to be placed on Xome website. Do not trespass!

Key facts

• 8,276 sq ft lot
• Garage
• Built 1991

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $198k (3.3% below list).
• Recommended offer: $186k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.5% in Veneta — 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 75/100 on livability (#86 in OR, #4,271 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: crime C-, commute C-, schools D-.
• Fern Ridge SD 28J (rural): math 22% / reading 44% proficiency, ranked #29 of 58 in OR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,808 units permitted in Lane County in 2024 (972 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.
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $28k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $186,322 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 0.97% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (median comp): $357,276
• List price: $204,750
• Delta: -42.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88002 10th St	0.02mi	3/1.0	1,008 (0%)	2mo	$350,000	$347	97
87953 Sherwood St	0.14mi	3/2.0	1,007 (-0%)	2mo	$370,000	$367	87
87988 6th St	0.36mi	3/1.0	1,008 (0%)	1mo	$329,000	$326	82
24822 Sertic Rd	0.23mi	3/1.0	1,056 (+5%)	10mo	$354,900	$336	73
24814 Parkside Dr	0.20mi	3/2.0	1,052 (+4%)	11mo	$360,000	$342	70
24928 W Broadway Ave	0.54mi	3/1.0	1,008 (0%)	17mo	$345,000	$342	61
25030 Woodland Ave	0.60mi	3/1.0	1,022 (+1%)	13mo	$365,000	$357	59
25007 Woodland Ave	0.57mi	3/1.0	1,008 (0%)	20mo	$335,000	$332	57
25020 Woodland Ave	0.59mi	3/1.0	1,008 (0%)	24mo	$340,500	$338	53
24862 Mccutcheon Ave	0.38mi	2/1.0 (-1)	880 (-13%)	16mo	$350,000	$398	43
88140 3rd St	0.60mi	2/1.0 (-1)	872 (-14%)	17mo	$225,000	$258	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-24,723
• Equity at exit: $30,529

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-10,529
• Equity at exit: $17,703

Cash invested: $57,330 (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 97487

• Home prices YoY: -30.7%
• Active inventory: 79
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,074
• Tax from tax record: −$273 /mo · $3,273/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $132

Break-even live

Break-even rent $1,812

Max offer price $204,750

Occupancy floor 88%

Sensitivity live

Price	-10% $248	-5% $190	+0% $132	+5% $74	+10% $16
Rent	-10% $-24	-5% $54	+0% $132	+5% $210	+10% $289
Rate	-1.0pp $235	-0.5pp $184	base $132	+0.5pp $79	+1.0pp $25

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: $51,188
• Closing costs: $6,142
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87948 8th St Veneta, OR	2.0	1.0	1316	$1,975	$1.50	21d	1	0.24mi
88024 7th St Unit 88024 Veneta, OR	3.0	2.5	1200	$2,075	$1.73	14d	1	0.32mi
88046 7th St Unit 88046 Veneta, OR	3.0	2.5	1200	$2,075	$1.73	44d	1	0.36mi
25160 E Broadway Ave Veneta, OR	3.0	2.0	1220	$1,700	$1.39	44d	1	0.90mi
25160 E Broadway Ave Veneta, OR	3.0	2.0	1220	$1,700	$1.39	14d	1	0.90mi
25160 E Broadway Ave Unit 4C Veneta, OR	3.0	1.5	1220	$1,700	$1.39	14d	1	0.90mi
88064 Pine St Veneta, OR	3.0	2.0	1064	$2,295	$2.16	44d	1	0.96mi

Listing history 22 events

1. 2026-06-13
   status $204,750 Pending 97 DOM
2. 2026-06-10
   days on market $204,750 Active 97 DOM
3. 2026-06-09
   days on market $204,750 Active 96 DOM
4. 2026-06-08
   days on market $204,750 Active 95 DOM
5. 2026-06-07
   days on market $204,750 Active 94 DOM
6. 2026-06-03
   days on market $204,750 Active 90 DOM
7. 2026-06-02
   days on market $204,750 Active 89 DOM
8. 2026-06-01
   days on market $204,750 Active 88 DOM
9. 2026-05-31
   days on market $204,750 Active 87 DOM
10. 2026-05-30
    days on market $204,750 Active 86 DOM
11. 2026-04-10
    price $204,750 273-char remark

    Show marketing remark (273 chars)

    This Rambler style single family home offers 3 bedrooms and 1 bathroom with approximately 1008 square feet of living space on a 0.2acre lot. There are no inspection or financing contingencies on this cash only purchase. Offers to be placed on Xome website. Do not trespass!

12. 2026-03-05
    listed $233,100 Active 273-char remark

    Show marketing remark (273 chars)

    This Rambler style single family home offers 3 bedrooms and 1 bathroom with approximately 1008 square feet of living space on a 0.2acre lot. There are no inspection or financing contingencies on this cash only purchase. Offers to be placed on Xome website. Do not trespass!

13. 2023-07-12
    soldstatus $315,000
14. 2015-02-11
    soldstatus $157,500 Sold 289-char remark

    Show marketing remark (289 chars)

    Perfect starter home on quiet cul de sac in Veneta. Large lot with fenced backyard, fire pit, and deck off master. Super clean and well maintained home with custom paint finishes, new carpet, 3 bedrooms and 1 bath. Pride of ownership abounds throughout this charming move in ready home!

15. 2015-02-11
    soldstatus $157,500

    Show marketing remark (289 chars)

    Perfect starter home on quiet cul de sac in Veneta. Large lot with fenced backyard, fire pit, and deck off master. Super clean and well maintained home with custom paint finishes, new carpet, 3 bedrooms and 1 bath. Pride of ownership abounds throughout this charming move in ready home!

16. 2014-12-13
    status Pending 289-char remark

    Show marketing remark (289 chars)

    Perfect starter home on quiet cul de sac in Veneta. Large lot with fenced backyard, fire pit, and deck off master. Super clean and well maintained home with custom paint finishes, new carpet, 3 bedrooms and 1 bath. Pride of ownership abounds throughout this charming move in ready home!

17. 2014-12-08
    listed $159,000 Active 289-char remark

    Show marketing remark (289 chars)

    Perfect starter home on quiet cul de sac in Veneta. Large lot with fenced backyard, fire pit, and deck off master. Super clean and well maintained home with custom paint finishes, new carpet, 3 bedrooms and 1 bath. Pride of ownership abounds throughout this charming move in ready home!

18. 2009-10-29
    soldstatus $146,700
19. 1992-01-06
    soldstatus $54,000
20. 1990-10-01
    soldstatus $10,300
21. 1990-04-26
    soldstatus $70,000
22. 1987-01-30
    soldstatus $17,256

ⓘ 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: $3,273 · $273/mo
• Projected year-2 tax: $3,273 · $273/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 4/10 Moderate 7 d/yr ≥92°F today · 15 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: $23,756
• − Mortgage interest: −$11,469
• − Property taxes: −$3,273
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$5,956
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $2,010/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: Fern Ridge SD 28J
• NCES district ID: 4104950
• Math proficiency: 22% ▼ -15.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $50,687
• Composite: 28.67/100
• National rank: #6697
• State rank: #29 of 58 in OR

Livability — Veneta

• Score: 75/100
• State rank: #86
• US rank: #4271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Veneta, OR
• Population (ZIP): 9,546

Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 2% Vietnamese 2%

Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.87%
• Current HPI: 293.6855
• 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

+1086.5% since first listed

12 events — show timeline

• 2026-04-10 Price Changed $204,750 MLSCO
• 2026-03-05 Listed $233,100 MLSCO
• 2023-07-12 Sold (Public Records) $315,000 Public Records
• 2015-02-11 Sold (Public Records) $157,500 Public Records
• 2015-02-11 Sold (MLS) $157,500 RMLS
• 2014-12-13 Pending — RMLS
• 2014-12-08 Listed $159,000 RMLS
• 2009-10-29 Sold (Public Records) $146,700 Public Records
• 1992-01-06 Sold (Public Records) $54,000 Public Records
• 1990-10-01 Sold (Public Records) $10,300 Public Records
• 1990-04-26 Sold (Public Records) $70,000 Public Records
• 1987-01-30 Sold (Public Records) $17,256 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,273 · +2.9% YoY. Source: county tax records.