411 Wells Rd · Oakland, OR 97462

$270,000

1 bd · 1.0 ba · 759 sqft · SingleFamily public records · 49 Days on market

Built 1949 $356/sqft · 48% above area Est $315k · 14% under

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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 +13.9/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Great Investment Opportunity in Historic Oakland!! Discover the versatility and potential at 411 Wells Road in charming Oakland, Oregon! This unique property features two homes on one lot, making it ideal for investors, multigenerational living, or those looking to offset their mortgage with rental income.The main home offers a 2 bedroom, 2 bathroom layout with a warm and inviting feel. Inside, you’ll find hardwood floors, an open floor plan, and a nice kitchen complete with an island, eating bar, tile countertops, stainless steel appliances, and built-in oven. Character details like wainscoting, a pellet stove, and a granite vanity with a copper sink add charm and style throughout. One bedroom features dual closets for added storage. A new electrical panel installed in 2025 provides peace of mind.The detached 384 square foot studio adds incredible value with its vaulted ceilings, fresh interior paint, attached storage, and a brand new roof in 2025—perfect for rental income, guest quarters, or a private workspace. Located in the heart of historic Oakland, this property combines small-town charm with strong investment potential. Whether you’re expanding your portfolio or looking for flexible living options, this is an opportunity you don’t want to miss! Seller willing to carry with 10% down!!! Call for your private tour today!

Key facts

• Open floor plan
• Tile countertops
• Two homes on one lot

Tags

• TWO HOMES ON ONE LOT
• HARDWOOD FLOORS
• OPEN FLOOR PLAN
• ISLAND
• EATING BAR
• TILE COUNTERTOPS

Property features AI

Finance

• Financial info: No land lease

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity fuel; Cable internet
• Home design: Single-family residence (residential, resale); Main-level living areas; Residence built in 1949; Views of trees and woods
• Construction: Composition roof; Concrete perimeter foundation; Built in 1949
• Exterior features: Covered patio; Fenced yard; Porch; Yard; T-111 siding; Gravel road access; Trees/woods view; Level lot

Interior

• Kitchen: Built-in oven; Cooktop; Microwave; Dishwasher; Kitchen island; Eat bar; Granite countertops
• Bedrooms: Primary bedroom (main level); Second bedroom (main level)
• Flooring: Hardwood floors; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas stove heating; Wall heater; No central heating/air conditioning
• Interior features: Ceiling fans; Hardwood floors; Laundry area; Wall-to-wall carpet; Pellet stove fireplace; Vinyl window frames; Crawl space basement
• Laundry & utility: Laundry area; Electric hot water

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-537 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (44.9% below list).
• Recommended offer: $149k (44.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#93 in OR, #4,626 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F, employment D-.
• Oakland SD 1 (rural): math 44% / reading 65% proficiency, ranked #21 of 183 in OR (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oakland Elementary School (math 34% / reading 54%, grade F, #143 of 412 statewide, top 38%, 222 students, 65% FRL); Lincoln Middle School (math 32% / reading 57%, grade D, #33 of 128 statewide, top 27%, 185 students, 49% FRL); Oakland High School (math 34% / reading 64%, grade D, #50 of 143 statewide, top 37%, 221 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 40 active listings in the ZIP; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,768 (44.9% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.55% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.52%
• DSCR: 0.62
• GRM: 15.1

CMA / ARV

• ARV (median comp): $315,146
• List price: $270,000
• Delta: -14.33%
• 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
104 SE Eighth St	0.22mi	2/1.0 (+1)	720 (-5%)	6mo	$100,000	$139	71
308 SE 1st St	0.53mi	2/1.0 (+1)	840 (+11%)	15mo	$230,000	$274	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $112,773
• Equity at exit: $243,237

10-year hold

• IRR: 17.0%
• Equity multiple: 5.75×
• Total profit: $358,853
• Equity at exit: $524,551

Cash invested: $75,600 (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 97462

• Home prices YoY: 14.4%
• Active inventory: 40
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-537

Break-even live

Break-even rent $2,167

Max offer price $175,130

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $270,000 Active 49 DOM
2. 2026-06-18
   days on market $270,000 Active 48 DOM
3. 2026-06-17
   days on market $270,000 Active 47 DOM
4. 2026-06-16
   days on market $270,000 Active 46 DOM
5. 2026-06-15
   days on market $270,000 Active 45 DOM
6. 2026-06-14
   days on market $270,000 Active 43 DOM
7. 2026-06-12
   days on market $270,000 Active 42 DOM
8. 2026-06-09
   days on market $270,000 Active 39 DOM
9. 2026-06-08
   days on market $270,000 Active 38 DOM
10. 2026-06-07
    days on market $270,000 Active 37 DOM
11. 2026-06-05
    days on market $270,000 Active 34 DOM
12. 2026-06-03
    days on market $270,000 Active 33 DOM
13. 2026-06-02
    pricedays on market $270,000 Active 32 DOM
14. 2026-06-01
    days on market $299,900 Active 31 DOM

    Show marketing remark (1371 chars)

    Great Investment Opportunity in Historic Oakland!! Discover the versatility and potential at 411 Wells Road in charming Oakland, Oregon! This unique property features two homes on one lot, making it ideal for investors, multigenerational living, or those looking to offset their mortgage with rental income.The main home offers a 2 bedroom, 2 bathroom layout with a warm and inviting feel. Inside, you’ll find hardwood floors, an open floor plan, and a nice kitchen complete with an island, eating bar, tile countertops, stainless steel appliances, and built-in oven. Character details like wainscoting, a pellet stove, and a granite vanity with a copper sink add charm and style throughout. One bedroom features dual closets for added storage. A new electrical panel installed in 2025 provides peace of mind.The detached 384 square foot studio adds incredible value with its vaulted ceilings, fresh interior paint, attached storage, and a brand new roof in 2025—perfect for rental income, guest quarters, or a private workspace. Located in the heart of historic Oakland, this property combines small-town charm with strong investment potential. Whether you’re expanding your portfolio or looking for flexible living options, this is an opportunity you don’t want to miss! Seller willing to carry with 10% down!!! Call for your private tour today!

15. 2026-05-31
    days on market $299,900 Active 30 DOM
16. 2026-05-30
    days on market $299,900 Active 29 DOM
17. 2026-04-28
    listed $299,900 Active 1329-char remark

    Show marketing remark (1371 chars)

    Great Investment Opportunity in Historic Oakland!! Discover the versatility and potential at 411 Wells Road in charming Oakland, Oregon! This unique property features two homes on one lot, making it ideal for investors, multigenerational living, or those looking to offset their mortgage with rental income.The main home offers a 2 bedroom, 2 bathroom layout with a warm and inviting feel. Inside, you’ll find hardwood floors, an open floor plan, and a nice kitchen complete with an island, eating bar, tile countertops, stainless steel appliances, and built-in oven. Character details like wainscoting, a pellet stove, and a granite vanity with a copper sink add charm and style throughout. One bedroom features dual closets for added storage. A new electrical panel installed in 2025 provides peace of mind.The detached 384 square foot studio adds incredible value with its vaulted ceilings, fresh interior paint, attached storage, and a brand new roof in 2025—perfect for rental income, guest quarters, or a private workspace. Located in the heart of historic Oakland, this property combines small-town charm with strong investment potential. Whether you’re expanding your portfolio or looking for flexible living options, this is an opportunity you don’t want to miss! Seller willing to carry with 10% down!!! Call for your private tour today!

18. 2026-04-28
    listed $299,900 Active 1329-char remark

    Show marketing remark (1371 chars)

    Great Investment Opportunity in Historic Oakland!! Discover the versatility and potential at 411 Wells Road in charming Oakland, Oregon! This unique property features two homes on one lot, making it ideal for investors, multigenerational living, or those looking to offset their mortgage with rental income.The main home offers a 2 bedroom, 2 bathroom layout with a warm and inviting feel. Inside, you’ll find hardwood floors, an open floor plan, and a nice kitchen complete with an island, eating bar, tile countertops, stainless steel appliances, and built-in oven. Character details like wainscoting, a pellet stove, and a granite vanity with a copper sink add charm and style throughout. One bedroom features dual closets for added storage. A new electrical panel installed in 2025 provides peace of mind.The detached 384 square foot studio adds incredible value with its vaulted ceilings, fresh interior paint, attached storage, and a brand new roof in 2025—perfect for rental income, guest quarters, or a private workspace. Located in the heart of historic Oakland, this property combines small-town charm with strong investment potential. Whether you’re expanding your portfolio or looking for flexible living options, this is an opportunity you don’t want to miss! Seller willing to carry with 10% down!!! Call for your private tour today!

19. 2022-09-06
    soldstatus $300,000
20. 2012-11-06
    soldstatus $70,000
21. 1990-10-01
    soldstatus $25,000

ⓘ 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: $2,207 · $184/mo
• Projected year-2 tax: $2,619 · $218/mo
• Expected delta: +$412/yr (+$34/mo · 18.7%)

ⓘ 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 7/10 Severe
• 🌡 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: $17,852
• − Mortgage interest: −$15,124
• − Property taxes: −$2,207
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$7,855
• Taxable loss: −$11,540
• Est. tax savings @ 24.0%: +$2,770
• After-tax cash flow: $-3,675/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: Oakland SD 1
• NCES district ID: 4109120
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $41,653
• Composite: 47.51/100
• National rank: #4983
• State rank: #21 of 183 in OR

Livability — Oakland

• Score: 74/100
• State rank: #93
• US rank: #4626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, OR
• Population (ZIP): 4,027

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 105,191 people
• By 2030: 102,664 · -2.4%
• By 2040: 96,668 · -8.1%
• By 2050: 91,279 · -13.2%
• By 2075: 79,395 · -24.5%
• By 2100: 66,107 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 3% Native American 2%
• Common ancestry: Portuguese 7% Slovak 4% Italian 4%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+37.7) · D 29.9% · R 67.6% · Other 2.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -20.1pp · 2024: -37.7pp
• All cycles: 2024: R+37.7 2020: R+37.5 2016: R+39.4 2012: R+27.6 2008: R+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.86%
• Current HPI: 418.8492
• 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

+980.0% since first listed

7 events — show timeline

• 2026-06-01 Price Changed $270,000 RMLS
• 2026-06-01 Price Changed $270,000 RMLS
• 2026-04-28 Listed $299,900 RMLS
• 2026-04-28 Listed $299,900 RMLS
• 2022-09-06 Sold (Public Records) $300,000 Public Records
• 2012-11-06 Sold (Public Records) $70,000 Public Records
• 1990-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,207 · +2.8% YoY. Source: county tax records.