531 NW Harrison St · Canyonville, OR 97417

$152,000

2 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 91 Days on market

Built 1972 9,583 sqft lot $111/sqft · 40% below area Est $253k · 40% under

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Why this score? — see what drove the C+ 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Appreciation +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

A premier investment opportunity in Canyonville! Looking for a 3 bedroom, 2 bath home on nearly a quarter acre in a delightful small town? This property is perfect for investors, flippers, or buyers looking to build equity with a little work and creativity.Close to everything desirable, this historic small town has it all...including several famous steelhead fishing spots, restaurants, grocery store, post office, hardware store, local medical clinic, elementary and middle school, all within walking distance and just a few minutes from I5. Oh yes and the 7 Feathers Casino is rated in the Top Ten Casinos in the country, often described as a "hidden gem in Oregon" with 5 restaurants, a heavenly spa and 300 room hotel. Enjoy the Outdoor Summer Concert Series and the entertainment venues as well as a weekly farmers market for fresh produce and local made goods. Recent town infrastructure improvements include enhancing pedestrian safety through the Safe Routes to School program, revitalizing the historic downtown, and upgrading critical water and bridge systems. New sidewalks and asphalt paving were completed on Main Street in 2025, giving the community a renewed sense of pride with a fresh, modern appearance while enhancing safety, accessibility, and long-term quality. Unlock the potential of this diamond in the rough...whether you're dreaming of a full renovation, a rental investment, or first-time home ownership, this home offers a rare opportunity to create something special at an affordable price point! From the spacious front yard to the massive primary bedroom, newer Rheem heater & the pet friendly back yard, this home presents a wealth of possibilities for the right buyer. Property is being sold as-is. Don't miss your opportunity to turn this Canyonville fixer into something truly special! Properties with this kind of potential move fast, so book your showing today! Sold AS-IS, seller to make no repairs.

Key facts

• Historic small town
• Local medical clinic
• New sidewalks

Tags

• INVESTMENT OPPORTUNITY
• HISTORIC SMALL TOWN
• STEELHEAD FISHING SPOTS
• LOCAL MEDICAL CLINIC
• WEEKLY FARMERS MARKET
• NEW SIDEWALKS

🏷️ Possibly a rental listed for sale. The $152,000 price doesn't fit this home's estimated sale value (~$252,532) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (1.3% below list).
• Recommended offer: $138k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#183 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• South Umpqua SD 19 (town): math 21% / reading 34% proficiency, ranked #51 of 58 in OR (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $152k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $138,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $252,532
• List price: $152,000
• Delta: -39.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Hamlin Dr	0.61mi	3/2.0 (+1)	1,395 (+2%)	23mo	$352,000	$252	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-11,781
• Equity at exit: $22,664

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,235
• Equity at exit: $13,142

Cash invested: $42,560 (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 97417

• Home prices YoY: -0.9%
• Active inventory: 19
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$123 /mo · $1,470/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $202

Break-even live

Break-even rent $1,244

Max offer price $152,000

Occupancy floor 82%

Sensitivity live

Price	-10% $288	-5% $245	+0% $202	+5% $159	+10% $116
Rent	-10% $84	-5% $143	+0% $202	+5% $261	+10% $321
Rate	-1.0pp $279	-0.5pp $241	base $202	+0.5pp $163	+1.0pp $123

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 Maylea Pl Canyonville, OR	3.0	2.5	1232	$1,500	$1.22	44d	1	0.57mi

Listing history 18 events

1. 2026-06-19
   days on market $152,000 Active 91 DOM
2. 2026-06-18
   days on market $152,000 Active 90 DOM
3. 2026-06-17
   days on market $152,000 Active 89 DOM
4. 2026-06-16
   days on market $152,000 Active 88 DOM
5. 2026-06-15
   days on market $152,000 Active 87 DOM
6. 2026-06-14
   days on market $152,000 Active 85 DOM
7. 2026-06-12
   days on market $152,000 Active 84 DOM
8. 2026-06-09
   days on market $152,000 Active 81 DOM
9. 2026-06-08
   days on market $152,000 Active 80 DOM
10. 2026-06-07
    days on market $152,000 Active 79 DOM
11. 2026-06-05
    days on market $152,000 Active 76 DOM
12. 2026-06-02
    days on market $152,000 Active 74 DOM
13. 2026-06-01
    days on market $152,000 Active 73 DOM
14. 2026-05-31
    days on market $152,000 Active 72 DOM
15. 2026-05-30
    days on market $152,000 Active 71 DOM
16. 2026-04-06
    price $152,000 1954-char remark

    Show marketing remark (1954 chars)

    A premier investment opportunity in Canyonville! Looking for a 3 bedroom, 2 bath home on nearly a quarter acre in a delightful small town? This property is perfect for investors, flippers, or buyers looking to build equity with a little work and creativity.Close to everything desirable, this historic small town has it all...including several famous steelhead fishing spots, restaurants, grocery store, post office, hardware store, local medical clinic, elementary and middle school, all within walking distance and just a few minutes from I5. Oh yes and the 7 Feathers Casino is rated in the Top Ten Casinos in the country, often described as a "hidden gem in Oregon" with 5 restaurants, a heavenly spa and 300 room hotel. Enjoy the Outdoor Summer Concert Series and the entertainment venues as well as a weekly farmers market for fresh produce and local made goods. Recent town infrastructure improvements include enhancing pedestrian safety through the Safe Routes to School program, revitalizing the historic downtown, and upgrading critical water and bridge systems. New sidewalks and asphalt paving were completed on Main Street in 2025, giving the community a renewed sense of pride with a fresh, modern appearance while enhancing safety, accessibility, and long-term quality. Unlock the potential of this diamond in the rough...whether you're dreaming of a full renovation, a rental investment, or first-time home ownership, this home offers a rare opportunity to create something special at an affordable price point! From the spacious front yard to the massive primary bedroom, newer Rheem heater & the pet friendly back yard, this home presents a wealth of possibilities for the right buyer. Property is being sold as-is. Don't miss your opportunity to turn this Canyonville fixer into something truly special! Properties with this kind of potential move fast, so book your showing today! Sold AS-IS, seller to make no repairs.

17. 2026-03-20
    listed $169,100 Active 1954-char remark

    Show marketing remark (1954 chars)

    A premier investment opportunity in Canyonville! Looking for a 3 bedroom, 2 bath home on nearly a quarter acre in a delightful small town? This property is perfect for investors, flippers, or buyers looking to build equity with a little work and creativity.Close to everything desirable, this historic small town has it all...including several famous steelhead fishing spots, restaurants, grocery store, post office, hardware store, local medical clinic, elementary and middle school, all within walking distance and just a few minutes from I5. Oh yes and the 7 Feathers Casino is rated in the Top Ten Casinos in the country, often described as a "hidden gem in Oregon" with 5 restaurants, a heavenly spa and 300 room hotel. Enjoy the Outdoor Summer Concert Series and the entertainment venues as well as a weekly farmers market for fresh produce and local made goods. Recent town infrastructure improvements include enhancing pedestrian safety through the Safe Routes to School program, revitalizing the historic downtown, and upgrading critical water and bridge systems. New sidewalks and asphalt paving were completed on Main Street in 2025, giving the community a renewed sense of pride with a fresh, modern appearance while enhancing safety, accessibility, and long-term quality. Unlock the potential of this diamond in the rough...whether you're dreaming of a full renovation, a rental investment, or first-time home ownership, this home offers a rare opportunity to create something special at an affordable price point! From the spacious front yard to the massive primary bedroom, newer Rheem heater & the pet friendly back yard, this home presents a wealth of possibilities for the right buyer. Property is being sold as-is. Don't miss your opportunity to turn this Canyonville fixer into something truly special! Properties with this kind of potential move fast, so book your showing today! Sold AS-IS, seller to make no repairs.

18. 2004-07-15
    soldstatus $65,000

ⓘ 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: $1,470 · $123/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$4/yr ($0/mo · 0.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,514
• − Property taxes: −$1,470
• − Insurance: −$760
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,422
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,436/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: South Umpqua SD 19
• NCES district ID: 4111610
• Math proficiency: 21% ▼ -5.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $38,796
• Composite: 23.01/100
• National rank: #7976
• State rank: #51 of 58 in OR

Livability — Canyonville

• Score: 66/100
• State rank: #183
• US rank: #11206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canyonville, OR
• Population (ZIP): 2,462

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 (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 7% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 4% Lithuanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• 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: ▼ -3.05%
• Current HPI: 339.7648
• 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

+133.8% since first listed

3 events — show timeline

• 2026-04-06 Price Changed $152,000 RMLS
• 2026-03-20 Listed $169,100 RMLS
• 2004-07-15 Sold (Public Records) $65,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,470 · +2.9% YoY. Source: county tax records.