4170 S Santiam Hwy #6 · South Lebanon, OR 97355

$59,000

3 bd · 1.0 ba · 1,440 sqft · Other public records · 31 Days on market

Built 1972

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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
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOK HERE! Spacious and affordable! Home features: Nice and open, big kitchen with plenty of cabinet and counter space, good size rooms and bathrooms, large living area, lots of built in storage areas, double sinks in the full bath, inside utility, placed on a good size lot in a park in a convenient location, plus much more! Park Rent is $450 and includes water/sewer/garbage

Key facts

• Close to town
• Ample parking
• Nearby parks

Tags

• AMPLE PARKING
• EASY ACCESS TO SHOPPING
• CLOSE TO TOWN
• MINUTES FROM LAKE CHEADLE
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#280 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: health & safety C-, crime D, amenities F.
• Lebanon Community SD 9 (town): math 27% / reading 43% proficiency, ranked #26 of 58 in OR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverview School (math 24% / reading 44%, grade F, #218 of 412 statewide, top 58%, 401 students, 69% FRL); Seven Oak Middle School (math 23% / reading 43%, grade F, #76 of 128 statewide, top 60%, 593 students, 70% FRL); Lebanon High School (math 5% / reading 15%, grade F, #141 of 143 statewide, top 99%, 1,289 students, 69% FRL) — zoned schools average 69% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 246 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/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 $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $30k; list at $59k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1972 — 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 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. Crime grade is D 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?
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: 3.54% ✓
• Cap rate: 31.56%
• Cash-on-cash: 90.23%
• DSCR: 5.01
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 92.7%
• Equity multiple: 5.41×
• Total profit: $72,892
• Equity at exit: $8,797

10-year hold

• IRR: 95.8%
• Equity multiple: 11.86×
• Total profit: $179,480
• Equity at exit: $5,101

Cash invested: $16,520 (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 97355

• Rents YoY: 4.5%
• Active inventory: 246
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,088 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,242

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 36%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
362 Seven Oaks Ln Lebanon, OR	3.0	2.5	1513	$2,250	$1.49	43d	2	0.46mi
3463 Snow Bird Dr Lebanon, OR	2.0	2.0	1621	$2,200	$1.36	43d	1	1.10mi
86 Weldwood Dr Lebanon, OR	2.0	2.0	1222	$1,650	$1.35	43d	1	1.17mi
26 Sand Ridge Ct Lebanon, OR	3.0	2.5	1696	$2,345	$1.38	43d	1	1.38mi

Listing history 14 events

1. 2026-04-08
   status Pending
2. 2026-03-08
   listed $59,000 Active
3. 2023-09-01
   historical
4. 2023-08-18
   price $49,000
5. 2023-07-30
   status Active
6. 2023-07-12
   historical
7. 2023-07-08
   listed $75,000 Active
8. 2017-12-11
   soldstatus $30,000 Sold 377-char remark

   Show marketing remark (377 chars)

   LOOK HERE! Spacious and affordable! Home features: Nice and open, big kitchen with plenty of cabinet and counter space, good size rooms and bathrooms, large living area, lots of built in storage areas, double sinks in the full bath, inside utility, placed on a good size lot in a park in a convenient location, plus much more! Park Rent is $450 and includes water/sewer/garbage

9. 2017-12-11
   soldstatus $30,000 Sold

   Show marketing remark (377 chars)

   LOOK HERE! Spacious and affordable! Home features: Nice and open, big kitchen with plenty of cabinet and counter space, good size rooms and bathrooms, large living area, lots of built in storage areas, double sinks in the full bath, inside utility, placed on a good size lot in a park in a convenient location, plus much more! Park Rent is $450 and includes water/sewer/garbage

10. 2017-11-30
    historical Active under Contract

    Show marketing remark (377 chars)

    LOOK HERE! Spacious and affordable! Home features: Nice and open, big kitchen with plenty of cabinet and counter space, good size rooms and bathrooms, large living area, lots of built in storage areas, double sinks in the full bath, inside utility, placed on a good size lot in a park in a convenient location, plus much more! Park Rent is $450 and includes water/sewer/garbage

11. 2017-11-30
    status Pending 377-char remark

    Show marketing remark (377 chars)

    LOOK HERE! Spacious and affordable! Home features: Nice and open, big kitchen with plenty of cabinet and counter space, good size rooms and bathrooms, large living area, lots of built in storage areas, double sinks in the full bath, inside utility, placed on a good size lot in a park in a convenient location, plus much more! Park Rent is $450 and includes water/sewer/garbage

12. 2017-07-24
    listed $30,000 Active 377-char remark

    Show marketing remark (377 chars)

    LOOK HERE! Spacious and affordable! Home features: Nice and open, big kitchen with plenty of cabinet and counter space, good size rooms and bathrooms, large living area, lots of built in storage areas, double sinks in the full bath, inside utility, placed on a good size lot in a park in a convenient location, plus much more! Park Rent is $450 and includes water/sewer/garbage

13. 2017-07-20
    listed $30,000 Active
14. 1992-08-17
    soldstatus $42,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,062
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$1,716
• Taxable income: $14,850
• Est. tax owed @ 24.0%: −$3,564
• After-tax cash flow: $11,342/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: Lebanon Community SD 9
• NCES district ID: 4107380
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $45,264
• Composite: 29.83/100
• National rank: #6418
• State rank: #26 of 58 in OR

Livability — South Lebanon

• Score: 60/100
• State rank: #280
• US rank: #18823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lebanon, OR
• County: Linn County · 70,700 people
• Metro: Albany-Lebanon, OR
• Population (ZIP): 34,292
• Household income: $68,595
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1051.0

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Slovak 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Linn

• 2024 margin: Strong R (+24.4) · D 36.2% · R 60.6% · Other 3.1%
• 2008→2024 swing: -13.0pp toward R · 2008: -11.4pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+23.4 2016: R+27.8 2012: R+17.2 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -528.42%
• Current HPI: 221.8977
• Rent YoY: ▲ 4.55%
• Metro: Albany-Lebanon, 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

+40.5% since first listed

14 events — show timeline

• 2026-04-08 Pending — RMLS
• 2026-03-08 Listed $59,000 RMLS
• 2023-09-01 Listing Removed — WVMLS
• 2023-08-18 Price Changed $49,000 WVMLS
• 2023-07-30 Relisted — WVMLS
• 2023-07-12 Listing Removed — WVMLS
• 2023-07-08 Listed $75,000 WVMLS
• 2017-12-11 Sold (MLS) $30,000 WVMLS
• 2017-12-11 Sold (MLS) $30,000 RMLS
• 2017-11-30 Contingent — WVMLS
• 2017-11-30 Pending — RMLS
• 2017-07-24 Listed $30,000 RMLS
• 2017-07-20 Listed $30,000 WVMLS
• 1992-08-17 Sold (Public Records) $42,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $104 · +35.8% YoY. Source: county tax records.