1288 44th Ave · Sweet Home, OR 97386

$489,000

8 bd · 6.0 ba · 2,560 sqft · MultiFamily · 65 Days on market

Built 2020 0.27 ac lot $191/sqft · at area comps Est $498k · at est.

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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).

• Cash flow +11.8/30.0
• ARV discount +8.3/15.0
• DSCR +3.5/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent opportunity to own a newer construction duplex in a strong rental area. Built in 2020, this property offers modern finishes throughout, including quartz countertops, shaker cabinets, stainless steel appliances, and a clean, contemporary design that attracts quality tenants and supports strong rents. Each side features a unique 4 bedroom unit layout, providing strong rental appeal and flexibility. Each unit is equipped with an efficient ductless heating and cooling system for year round comfort. Each unit is well laid out with functional living space and updated features.There is additional upside with the option to purchase one, two, or three duplexes, creating a scalable investment opportunity with consistent construction quality and design across multiple units.

Key facts

• Quartz countertops
• Modern finishes
• Shaker cabinets

Tags

• NEWER CONSTRUCTION DUPLEX
• STRONG RENTAL AREA
• MODERN FINISHES
• QUARTZ COUNTERTOPS
• SHAKER CABINETS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/3.0-bath units multifamily listed at $489k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative. Per door: $-69/mo.
• To cash-flow at today's rent, offer at most $465k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $399k (18.4% below list).
• Recommended offer: $399k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.9% in Sweet Home — 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 63/100 on livability (#233 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Sweet Home SD 55 (town): math 26% / reading 42% 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: 166 active listings in the ZIP; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($460k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Recommended offer $399,000 (18.4% 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. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (median comp): $497,680
• List price: $489,000
• Delta: -1.74%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-87,993
• Equity at exit: $72,911

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-87,882
• Equity at exit: $42,280

Cash invested: $136,920 (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 97386

• Active inventory: 166
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $3,990 medium
• Mortgage (P&I): −$2,564
• Tax from tax record: −$522 /mo · $6,258/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$838
• Net cashflow: $-138

Break-even live

Break-even rent $4,164

Max offer price $464,705

Occupancy floor 98%

Sensitivity live

Price	-10% $139	-5% $1	+0% $-138	+5% $-276	+10% $-414
Rent	-10% $-453	-5% $-295	+0% $-138	+5% $20	+10% $178
Rate	-1.0pp $109	-0.5pp $-13	base $-138	+0.5pp $-264	+1.0pp $-393

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	3	$3,990
Total (2 units)			$3,990

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-02
   status Active 784-char remark

   Show marketing remark (783 chars)

   Excellent opportunity to own a newer construction duplex in a strong rental area. Built in 2020, this property offers modern finishes throughout, including quartz countertops, shaker cabinets, stainless steel appliances, and a clean, contemporary design that attracts quality tenants and supports strong rents. Each side features a unique 4 bedroom unit layout, providing strong rental appeal and flexibility. Each unit is equipped with an efficient ductless heating and cooling system for year round comfort.Each unit is well laid out with functional living space and updated features.There is additional upside with the option to purchase one, two, or three duplexes, creating a scalable investment opportunity with consistent construction quality and design across multiple units.

2. 2026-05-02
   status Active 783-char remark

   Show marketing remark (783 chars)

   Excellent opportunity to own a newer construction duplex in a strong rental area. Built in 2020, this property offers modern finishes throughout, including quartz countertops, shaker cabinets, stainless steel appliances, and a clean, contemporary design that attracts quality tenants and supports strong rents. Each side features a unique 4 bedroom unit layout, providing strong rental appeal and flexibility. Each unit is equipped with an efficient ductless heating and cooling system for year round comfort.Each unit is well laid out with functional living space and updated features.There is additional upside with the option to purchase one, two, or three duplexes, creating a scalable investment opportunity with consistent construction quality and design across multiple units.

3. 2026-04-21
   historical 784-char remark

   Show marketing remark (784 chars)

   Excellent opportunity to own a newer construction duplex in a strong rental area. Built in 2020, this property offers modern finishes throughout, including quartz countertops, shaker cabinets, stainless steel appliances, and a clean, contemporary design that attracts quality tenants and supports strong rents. Each side features a unique 4 bedroom unit layout, providing strong rental appeal and flexibility. Each unit is equipped with an efficient ductless heating and cooling system for year round comfort. Each unit is well laid out with functional living space and updated features.There is additional upside with the option to purchase one, two, or three duplexes, creating a scalable investment opportunity with consistent construction quality and design across multiple units.

4. 2026-03-25
   status Active 783-char remark

   Show marketing remark (783 chars)

   Excellent opportunity to own a newer construction duplex in a strong rental area. Built in 2020, this property offers modern finishes throughout, including quartz countertops, shaker cabinets, stainless steel appliances, and a clean, contemporary design that attracts quality tenants and supports strong rents. Each side features a unique 4 bedroom unit layout, providing strong rental appeal and flexibility. Each unit is equipped with an efficient ductless heating and cooling system for year round comfort.Each unit is well laid out with functional living space and updated features.There is additional upside with the option to purchase one, two, or three duplexes, creating a scalable investment opportunity with consistent construction quality and design across multiple units.

5. 2026-03-10
   status Pending 783-char remark

   Show marketing remark (783 chars)

   Excellent opportunity to own a newer construction duplex in a strong rental area. Built in 2020, this property offers modern finishes throughout, including quartz countertops, shaker cabinets, stainless steel appliances, and a clean, contemporary design that attracts quality tenants and supports strong rents. Each side features a unique 4 bedroom unit layout, providing strong rental appeal and flexibility. Each unit is equipped with an efficient ductless heating and cooling system for year round comfort.Each unit is well laid out with functional living space and updated features.There is additional upside with the option to purchase one, two, or three duplexes, creating a scalable investment opportunity with consistent construction quality and design across multiple units.

6. 2026-02-25
   listed $489,000 Active 784-char remark

   Show marketing remark (783 chars)

   Excellent opportunity to own a newer construction duplex in a strong rental area. Built in 2020, this property offers modern finishes throughout, including quartz countertops, shaker cabinets, stainless steel appliances, and a clean, contemporary design that attracts quality tenants and supports strong rents. Each side features a unique 4 bedroom unit layout, providing strong rental appeal and flexibility. Each unit is equipped with an efficient ductless heating and cooling system for year round comfort.Each unit is well laid out with functional living space and updated features.There is additional upside with the option to purchase one, two, or three duplexes, creating a scalable investment opportunity with consistent construction quality and design across multiple units.

7. 2026-02-25
   listed $489,000 Active 783-char remark

   Show marketing remark (783 chars)

   Excellent opportunity to own a newer construction duplex in a strong rental area. Built in 2020, this property offers modern finishes throughout, including quartz countertops, shaker cabinets, stainless steel appliances, and a clean, contemporary design that attracts quality tenants and supports strong rents. Each side features a unique 4 bedroom unit layout, providing strong rental appeal and flexibility. Each unit is equipped with an efficient ductless heating and cooling system for year round comfort.Each unit is well laid out with functional living space and updated features.There is additional upside with the option to purchase one, two, or three duplexes, creating a scalable investment opportunity with consistent construction quality and design across multiple units.

ⓘ 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: $6,258 · $522/mo
• Projected year-2 tax: $6,258 · $522/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 9 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,880
• − Mortgage interest: −$27,392
• − Property taxes: −$6,258
• − Insurance: −$2,445
• − Repairs & maintenance: −$3,830
• − Management: −$3,830
• − Depreciation: −$14,225
• Taxable loss: −$10,101
• Est. tax savings @ 24.0%: +$2,424
• After-tax cash flow: $774/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: Sweet Home SD 55
• NCES district ID: 4111970
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,727
• Composite: 28.67/100
• National rank: #6698
• State rank: #29 of 58 in OR

Livability — Sweet Home

• Score: 63/100
• State rank: #233
• US rank: #15826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Home, OR
• Population (ZIP): 15,509

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -173.31%
• Current HPI: 241.0077
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-02 Relisted — WVMLS
• 2026-05-02 Relisted — RMLS
• 2026-04-21 Listing Removed — WVMLS
• 2026-03-25 Relisted — RMLS
• 2026-03-10 Pending — RMLS
• 2026-02-25 Listed $489,000 RMLS
• 2026-02-25 Listed $489,000 WVMLS

Property tax history

+62.7%/yr

Latest (2025): $6,258 · +2.9% YoY. Source: county tax records.