807 Cedar St · Yoncalla, OR 97499

$229,900

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 11 Days on market

Built 1947 0.33 ac lot Est $288k · 20% 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 +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +6.8/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Discover the possibilities in this character filled 3 bedroom, 2 bath home situated on a spacious lot with sweeping views. Full of potential, this home is perfect for those looking to bring their vision to life with a little TLC. Relax on your front porch or enjoy the views from the large living room windows. There's a large sunny yard ideal for gardening or expanding. A standout feature is the oversized shop, with enough space to park your cars and still have room for your hobbies. This is an opportunity you won't want to miss. Bring your ideas and make this property your own!

Key facts

• Great yard space
• Functional layout
• Easy access to i5

Tags

• NEW ROOF
• LARGE SHOP
• GREAT YARD SPACE
• FUNCTIONAL LAYOUT
• EASY ACCESS TO I5

Property features AI

Finance

• Other: Lot about one-third acre (approx. 0.33 acre); Assessor building area listed as 1,656 total
• HOA & community: Not a senior community

Exterior

• Parking: Driveway parking for 2 vehicles; Detached oversized 2-car garage
• Utilities: Public water; Public sewer; Electric service and electric hot water; Cable internet available
• Home design: Single-family residence (residential property); Not attached to other units; Fixer condition; Main and upper levels; Originally built in 1947
• Construction: Composition roof; Block foundation; T-111 siding; Year built 1947
• Exterior features: Porch; Public road access; Tool shed and workshop; Yard; T-111 siding; Gentle sloping to level lot with trees; Paved road frontage; Territorial, trees/woods and valley views

Interior

• Kitchen: Free‑standing range
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on upper level
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Ductless mini‑split heating; Mini‑split cooling; Electric hot water
• Interior features: Accessible features including natural lighting and main-level utility room; Laundry area; Vinyl and wall-to-wall carpet flooring; Aluminum frames with double-pane windows; Crawl space basement
• Laundry & utility: Main-level utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (27.9% below list).
• Recommended offer: $166k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#166 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Yoncalla SD 32 (rural): math 20% / reading 45% proficiency, ranked #152 of 183 in OR (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yoncalla Elementary School (math 24% / reading 44%, grade F, #218 of 412 statewide, top 58%, 160 students, 75% FRL); Yoncalla High School (math 24% / reading 24%, grade F, #119 of 143 statewide, top 89%, 95 students, 85% FRL).
• Market conditions: 27 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 $10k of equity ($2k loan paydown + $8k appreciation (3.6% local appreciation)).
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $180k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,656 (27.9% 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. Built in 1947 — 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. 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: 0.72% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $288,144
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Cedar St	0.00mi	3/2.0	1,656 (0%)	12mo	$180,000	$109	90
252 Alder St	0.40mi	4/1.0 (+1)	1,660 (+0%)	5mo	$289,000	$174	68
772 Mathis Hill Rd	0.69mi	3/2.0	1,626 (-2%)	15mo	$405,000	$249	52

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

Projected returns pro-forma

3.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.44×
• Total profit: $28,188
• Equity at exit: $111,219

10-year hold

• IRR: 9.8%
• Equity multiple: 2.57×
• Total profit: $100,898
• Equity at exit: $177,768

Cash invested: $64,372 (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 97499

• Home prices YoY: 1.1%
• Active inventory: 27
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-107

Break-even live

Break-even rent $1,792

Max offer price $211,039

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-42	+0% $-107	+5% $-172	+10% $-237
Rent	-10% $-238	-5% $-172	+0% $-107	+5% $-41	+10% $24
Rate	-1.0pp $9	-0.5pp $-48	base $-107	+0.5pp $-166	+1.0pp $-227

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $229,900 Active 11 DOM
2. 2026-06-18
   days on market $229,900 Active 8 DOM
3. 2026-06-17
   days on market $229,900 Active 7 DOM
4. 2026-06-16
   days on market $229,900 Active 6 DOM
5. 2026-06-15
   days on market $229,900 Active 5 DOM
6. 2026-06-14
   days on market $229,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $229,900 Active 2 DOM

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: +$862/yr (+$72/mo · 63.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,879
• − Mortgage interest: −$12,878
• − Property taxes: −$1,368
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$6,688
• Taxable loss: −$5,386
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $11/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: Yoncalla SD 32
• NCES district ID: 4113650
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $38,843
• Composite: 29.9/100
• National rank: #11677
• State rank: #152 of 183 in OR

Livability — Yoncalla

• Score: 68/100
• State rank: #166
• US rank: #9840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yoncalla, OR
• Population (ZIP): 1,836

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 (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 4% Iranian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 3.60%
• Current HPI: 325.1786
• 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

+2.2% since first listed

5 events — show timeline

• 2026-06-10 Listed $229,900 RMLS
• 2025-06-24 Sold (Public Records) $180,000 Public Records
• 2025-06-24 Sold (MLS) $180,000 RMLS
• 2025-06-04 Pending — RMLS
• 2025-05-09 Listed $225,000 RMLS

Property tax history

+2.8%/yr

Latest (2025): $1,368 · +3.0% YoY. Source: county tax records.