950 E B St · Madras, OR 97741

$375,000

4 bd · 3.0 ba · 1,956 sqft · SingleFamily public records · 35 Days on market

Built 1952 2.82 ac lot $192/sqft · 15% below area Est $443k · 15% 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 +14.4/15.0
• Appreciation +10.0/10.0
• Cash flow +5.4/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Do you want to live on 3.08 acres in the Madras City Limits with a tremendous view of the cascades and the city. This is the home for you. Very Close the Madras Aquatic Center and Juniper Hills Park. Walking trails next to the house. This is a great location. This home is sold as is, Seller will do no repairs. Call your favorite realtor today and tour this home.

Key facts

• 2.82 acre lot
• Parking
• Built 1952

Property features AI

Finance

• Other: Additional parcels associated with the property
• Financial info: Property is not currently rented
• HOA & community: No CCRs

Exterior

• Parking: Driveway; Gravel parking; RV access/parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; Two levels; Residential property; No short-term rental permit; No audio or video surveillance on premises; Zoning: R1
• Construction: Built in 1952; Block construction; Block and concrete perimeter foundation; No common walls
• Exterior features: Metal roof; Aluminum window frames; Paved road access; Poultry coop; RV/boat storage

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Water heater
• Bedrooms: 4 bedrooms (primary bedroom downstairs)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating with zoned controls; Heat pump (cooling)
• Interior features: Ceiling fan(s); Laminate counters; Primary bedroom on the main floor; Shower/tub combination; Living room fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-819 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (31.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (40.2% below list).
• Recommended offer: $224k (40.2% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.9% in Madras — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#180 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime D-, commute F.
• Jefferson County SD 509J (rural): math 19% / reading 30% proficiency, ranked #55 of 58 in OR (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Madras Elementary School (math 17% / reading 22%, grade F, #377 of 412 statewide, top 93%, 363 students, 94% FRL); Jefferson County Middle School (math 21% / reading 39%, grade F, #84 of 128 statewide, top 66%, 473 students, 94% FRL); Madras High School (math 8% / reading 47%, grade F, #114 of 143 statewide, top 80%, 781 students, 93% FRL) — zoned schools average 94% FRL vs 77% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 108 units permitted in Jefferson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $242k; list at $375k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,417 (40.2% 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 35 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 3.67%
• Cash-on-cash: -9.36%
• DSCR: 0.58
• GRM: 13.9

CMA / ARV

• ARV (median comp): $443,146
• List price: $375,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 NE B St	0.33mi	3/3.0 (-1)	2,024 (+4%)	9mo	$540,000	$267	66
739 NE Marigold St	0.51mi	4/2.5	2,045 (+5%)	12mo	$412,000	$201	56
630 NE Bean Dr	0.63mi	3/2.5 (-1)	2,052 (+5%)	1mo	$345,000	$168	55
738 NE Marigold St	0.53mi	3/2.0 (-1)	1,964 (+0%)	14mo	$405,000	$206	54
418 NE Petal Ct	0.58mi	4/2.5	2,064 (+6%)	11mo	$410,000	$199	52
1001 SE Greenleaf Ln #141	0.44mi	3/2.5 (-1)	2,051 (+5%)	16mo	$600,000	$293	51
1024 SE Bluegrass Ln	0.51mi	3/2.0 (-1)	1,869 (-4%)	11mo	$475,000	$254	51
330 NE Hillcrest St	0.56mi	3/2.0 (-1)	1,804 (-8%)	5mo	$390,000	$216	48
440 NE Hillcrest St	0.63mi	3/2.0 (-1)	1,812 (-7%)	5mo	$295,000	$163	45
401 NE Orchid Ct	0.47mi	3/2.5 (-1)	1,664 (-15%)	3mo	$405,000	$243	44
755 NE Posey Ct	0.46mi	3/2.5 (-1)	1,664 (-15%)	13mo	$375,000	$225	36
323 NE Hillcrest St	0.52mi	3/2.0 (-1)	1,704 (-13%)	14mo	$375,000	$220	34

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: 17.7%
• Equity multiple: 2.45×
• Total profit: $152,129
• Equity at exit: $337,830

10-year hold

• IRR: 16.6%
• Equity multiple: 5.66×
• Total profit: $489,065
• Equity at exit: $728,543

Cash invested: $105,000 (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 97741

• Home prices YoY: 5.3%
• Active inventory: 260
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,244 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-819

Break-even live

Break-even rent $3,280

Max offer price $256,542

Occupancy floor —

Sensitivity live

Price	-10% $-559	-5% $-689	+0% $-819	+5% $-948	+10% $-1,078
Rent	-10% $-996	-5% $-907	+0% $-819	+5% $-730	+10% $-641
Rate	-1.0pp $-630	-0.5pp $-723	base $-819	+0.5pp $-916	+1.0pp $-1,015

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
652 NE McCampbell St Madras, OR	3.0	2.0	1677	$2,550	$1.52	44d	1	0.78mi

Listing history 27 events

1. 2026-06-19
   days on market $375,000 Active 35 DOM
2. 2026-06-18
   days on market $375,000 Active 34 DOM
3. 2026-06-17
   days on market $375,000 Active 33 DOM
4. 2026-06-16
   days on market $375,000 Active 32 DOM
5. 2026-06-15
   days on market $375,000 Active 31 DOM
6. 2026-06-14
   days on market $375,000 Active 29 DOM
7. 2026-06-12
   pricedays on market $375,000 Active 28 DOM
8. 2026-06-09
   days on market $359,900 Active 25 DOM
9. 2026-06-08
   days on market $359,900 Active 24 DOM
10. 2026-06-07
    days on market $359,900 Active 23 DOM
11. 2026-06-07
    days on market $359,900 Active 22 DOM
12. 2026-06-04
    days on market $359,900 Active 19 DOM
13. 2026-06-02
    days on market $359,900 Active 18 DOM
14. 2026-06-01
    days on market $359,900 Active 17 DOM
15. 2026-05-31
    days on market $359,900 Active 16 DOM
16. 2026-05-31
    days on market $359,900 Active 15 DOM
17. 2026-05-15
    listed $359,900 Active 924-char remark
18. 2025-08-31
    historical
19. 2025-08-22
    price $424,000
20. 2025-07-07
    price $439,000
21. 2025-05-13
    price $459,000
22. 2025-01-29
    listed $464,000 Active
23. 2022-07-08
    soldstatus $242,000 Closed

    Show marketing remark (364 chars)

    Do you want to live on 3.08 acres in the Madras City Limits with a tremendous view of the cascades and the city. This is the home for you. Very Close the Madras Aquatic Center and Juniper Hills Park. Walking trails next to the house. This is a great location. This home is sold as is, Seller will do no repairs. Call your favorite realtor today and tour this home.

24. 2022-05-10
    historical

    Show marketing remark (364 chars)

    Do you want to live on 3.08 acres in the Madras City Limits with a tremendous view of the cascades and the city. This is the home for you. Very Close the Madras Aquatic Center and Juniper Hills Park. Walking trails next to the house. This is a great location. This home is sold as is, Seller will do no repairs. Call your favorite realtor today and tour this home.

25. 2022-05-10
    listed $250,000

    Show marketing remark (364 chars)

    Do you want to live on 3.08 acres in the Madras City Limits with a tremendous view of the cascades and the city. This is the home for you. Very Close the Madras Aquatic Center and Juniper Hills Park. Walking trails next to the house. This is a great location. This home is sold as is, Seller will do no repairs. Call your favorite realtor today and tour this home.

26. 2014-04-03
    historical
27. 2014-03-21
    listed $169,500

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,930
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$10,909
• Taxable loss: −$16,794
• Est. tax savings @ 24.0%: +$4,030
• After-tax cash flow: $-5,793/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: Jefferson County SD 509J
• NCES district ID: 4106740
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $42,663
• Composite: 20.9/100
• National rank: #8488
• State rank: #55 of 58 in OR

Livability — Madras

• Score: 67/100
• State rank: #180
• US rank: #11012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madras, OR
• County: Jefferson County · 13,663 people
• City population: 13,663
• Metro: The Dalles, OR
• Population (ZIP): 13,663
• Household income: $70,983
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 466.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 24,040 people
• By 2030: 24,631 · +2.5%
• By 2040: 25,499 · +6.1%
• By 2050: 25,801 · +7.3%
• By 2075: 25,682 · +6.8%
• By 2100: 22,222 · -7.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 27% Two or more races 19% Native American 8%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Portuguese 2% Italian 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 20%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+30.2) · D 33.6% · R 63.8% · Other 2.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -8.7pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+23.5 2016: R+27.6 2012: R+16.8 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.68%
• Current HPI: 590.9612
• Rent YoY: —
• Metro: The Dalles, 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

+121.2% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $375,000 MLSCO
• 2026-05-15 Listed $359,900 MLSCO
• 2025-08-31 Listing Removed — MLSCO
• 2025-08-22 Price Changed $424,000 MLSCO
• 2025-07-07 Price Changed $439,000 MLSCO
• 2025-05-13 Price Changed $459,000 MLSCO
• 2025-01-29 Listed $464,000 MLSCO
• 2022-07-08 Sold (MLS) $242,000 MLSCO
• 2022-05-10 Listing Removed — MLSCO
• 2022-05-10 Listed $250,000 MLSCO
• 2014-04-03 Listing Removed — MLSCO
• 2014-03-21 Listed $169,500 MLSCO

Property tax history

+1.8%/yr

Latest (2025): $536 · +1.8% YoY. Source: county tax records.