670 Old Homestead Rd · Oakland, OR 97462

$450,000

2 bd · 2.0 ba · 1,573 sqft · Other public records · 264 Days on market

Built 1990 20 ac lot $286/sqft · 37% below area Est $716k · 37% 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
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Cash flow +3.9/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This chalet-style post-and-beam home, made by Linwood Homes, was the forerunner to their popular Venice/Avondale model - and it shows in the timeless design. Featuring a signature prow front, the great room has soaring windows, vaulted cedar ceilings, and a wraparound deck with newly updated railings and decking - perfect for enjoying the forested views and abundant wildlife! Set on over 20 gently sloping, forested acres, the property offers a rare sense of seclusion with convenience - just 25 minutes to Roseburg and 45 minutes to Eugene. Access from both Old Homestead Rd and Indian Creek Dr adds flexibility for future plans. The home is ready for your vision and personal updates to make it truly your own. All kitchen appliances and washer/dryer are included - roof was replaced in 2018. Scenic, peaceful, and full of potential. This is an estate sale. Property sold "as-is".

Key facts

• Soaring windows
• Wraparound deck
• Great room

Tags

• GREAT ROOM
• SOARING WINDOWS
• VAULTED CEDAR CEILINGS
• WRAPAROUND DECK
• FOREST VIEWS
• OVER 20 ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $450k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (50.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (59.4% below list).
• Recommended offer: $183k (59.4% 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 $48k of equity ($3k loan paydown + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $450k implies a 1028% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,829 (59.4% 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 264 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
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. 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: 0.41% ✗
• Cap rate: 2.86%
• Cash-on-cash: -12.24%
• DSCR: 0.46
• GRM: 20.5

CMA / ARV

• ARV (median comp): $715,838
• List price: $450,000
• Delta: -37.14%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 2.29×
• Total profit: $162,997
• Equity at exit: $405,396

10-year hold

• IRR: 15.2%
• Equity multiple: 5.32×
• Total profit: $543,980
• Equity at exit: $874,251

Cash invested: $126,000 (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 97462

• Home prices YoY: 14.4%
• Active inventory: 40
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-1,286

Break-even live

Break-even rent $3,456

Max offer price $222,899

Occupancy floor —

Sensitivity live

Price	-10% $-1,031	-5% $-1,158	+0% $-1,286	+5% $-1,413	+10% $-1,540
Rent	-10% $-1,430	-5% $-1,358	+0% $-1,286	+5% $-1,213	+10% $-1,141
Rate	-1.0pp $-1,059	-0.5pp $-1,171	base $-1,286	+0.5pp $-1,402	+1.0pp $-1,521

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $450,000 Active 264 DOM
2. 2026-06-18
   days on market $450,000 Active 263 DOM
3. 2026-06-17
   days on market $450,000 Active 262 DOM
4. 2026-06-16
   days on market $450,000 Active 261 DOM
5. 2026-06-15
   days on market $450,000 Active 260 DOM
6. 2026-06-14
   days on market $450,000 Active 258 DOM
7. 2026-06-12
   days on market $450,000 Active 257 DOM
8. 2026-06-09
   days on market $450,000 Active 254 DOM
9. 2026-06-08
   days on market $450,000 Active 253 DOM
10. 2026-06-07
    days on market $450,000 Active 252 DOM
11. 2026-06-05
    pricedays on market $450,000 Active 249 DOM
12. 2026-06-03
    days on market $460,000 Active 248 DOM
13. 2026-06-02
    days on market $460,000 Active 247 DOM
14. 2026-06-01
    days on market $460,000 Active 246 DOM
15. 2026-05-31
    days on market $460,000 Active 245 DOM
16. 2026-05-30
    days on market $460,000 Active 244 DOM
17. 2026-05-06
    price $460,000 895-char remark

    Show marketing remark (895 chars)

    This chalet-style post-and-beam home, made by Linwood Homes, was the forerunner to their popular Venice/Avondale model - and it shows in the timeless design. Featuring a signature prow front, the great room has soaring windows, vaulted cedar ceilings, and a wraparound deck with newly updated railings and decking - perfect for enjoying the forested views and abundant wildlife! Set on over 20 gently sloping, forested acres, the property offers a rare sense of seclusion with convenience - just 25 minutes to Roseburg and 45 minutes to Eugene. Access from both Old Homestead Rd and Indian Creek Dr adds flexibility for future plans. The home is ready for your vision and personal updates to make it truly your own. All kitchen appliances and washer/dryer are included - roof was replaced in 2018. Scenic, peaceful, and full of potential. This is an estate sale. Property sold "as-is".

18. 2026-03-21
    status Active 895-char remark

    Show marketing remark (895 chars)

    This chalet-style post-and-beam home, made by Linwood Homes, was the forerunner to their popular Venice/Avondale model - and it shows in the timeless design. Featuring a signature prow front, the great room has soaring windows, vaulted cedar ceilings, and a wraparound deck with newly updated railings and decking - perfect for enjoying the forested views and abundant wildlife! Set on over 20 gently sloping, forested acres, the property offers a rare sense of seclusion with convenience - just 25 minutes to Roseburg and 45 minutes to Eugene. Access from both Old Homestead Rd and Indian Creek Dr adds flexibility for future plans. The home is ready for your vision and personal updates to make it truly your own. All kitchen appliances and washer/dryer are included - roof was replaced in 2018. Scenic, peaceful, and full of potential. This is an estate sale. Property sold "as-is".

19. 2026-01-22
    status Pending 895-char remark

    Show marketing remark (895 chars)

    This chalet-style post-and-beam home, made by Linwood Homes, was the forerunner to their popular Venice/Avondale model - and it shows in the timeless design. Featuring a signature prow front, the great room has soaring windows, vaulted cedar ceilings, and a wraparound deck with newly updated railings and decking - perfect for enjoying the forested views and abundant wildlife! Set on over 20 gently sloping, forested acres, the property offers a rare sense of seclusion with convenience - just 25 minutes to Roseburg and 45 minutes to Eugene. Access from both Old Homestead Rd and Indian Creek Dr adds flexibility for future plans. The home is ready for your vision and personal updates to make it truly your own. All kitchen appliances and washer/dryer are included - roof was replaced in 2018. Scenic, peaceful, and full of potential. This is an estate sale. Property sold "as-is".

20. 2026-01-20
    price $470,000 895-char remark

    Show marketing remark (895 chars)

    This chalet-style post-and-beam home, made by Linwood Homes, was the forerunner to their popular Venice/Avondale model - and it shows in the timeless design. Featuring a signature prow front, the great room has soaring windows, vaulted cedar ceilings, and a wraparound deck with newly updated railings and decking - perfect for enjoying the forested views and abundant wildlife! Set on over 20 gently sloping, forested acres, the property offers a rare sense of seclusion with convenience - just 25 minutes to Roseburg and 45 minutes to Eugene. Access from both Old Homestead Rd and Indian Creek Dr adds flexibility for future plans. The home is ready for your vision and personal updates to make it truly your own. All kitchen appliances and washer/dryer are included - roof was replaced in 2018. Scenic, peaceful, and full of potential. This is an estate sale. Property sold "as-is".

21. 2025-10-29
    price $480,000 895-char remark

    Show marketing remark (895 chars)

    This chalet-style post-and-beam home, made by Linwood Homes, was the forerunner to their popular Venice/Avondale model - and it shows in the timeless design. Featuring a signature prow front, the great room has soaring windows, vaulted cedar ceilings, and a wraparound deck with newly updated railings and decking - perfect for enjoying the forested views and abundant wildlife! Set on over 20 gently sloping, forested acres, the property offers a rare sense of seclusion with convenience - just 25 minutes to Roseburg and 45 minutes to Eugene. Access from both Old Homestead Rd and Indian Creek Dr adds flexibility for future plans. The home is ready for your vision and personal updates to make it truly your own. All kitchen appliances and washer/dryer are included - roof was replaced in 2018. Scenic, peaceful, and full of potential. This is an estate sale. Property sold "as-is".

22. 2025-09-23
    price $490,000 895-char remark

    Show marketing remark (895 chars)

    This chalet-style post-and-beam home, made by Linwood Homes, was the forerunner to their popular Venice/Avondale model - and it shows in the timeless design. Featuring a signature prow front, the great room has soaring windows, vaulted cedar ceilings, and a wraparound deck with newly updated railings and decking - perfect for enjoying the forested views and abundant wildlife! Set on over 20 gently sloping, forested acres, the property offers a rare sense of seclusion with convenience - just 25 minutes to Roseburg and 45 minutes to Eugene. Access from both Old Homestead Rd and Indian Creek Dr adds flexibility for future plans. The home is ready for your vision and personal updates to make it truly your own. All kitchen appliances and washer/dryer are included - roof was replaced in 2018. Scenic, peaceful, and full of potential. This is an estate sale. Property sold "as-is".

23. 2025-08-01
    listed $500,000 Active 895-char remark

    Show marketing remark (895 chars)

    This chalet-style post-and-beam home, made by Linwood Homes, was the forerunner to their popular Venice/Avondale model - and it shows in the timeless design. Featuring a signature prow front, the great room has soaring windows, vaulted cedar ceilings, and a wraparound deck with newly updated railings and decking - perfect for enjoying the forested views and abundant wildlife! Set on over 20 gently sloping, forested acres, the property offers a rare sense of seclusion with convenience - just 25 minutes to Roseburg and 45 minutes to Eugene. Access from both Old Homestead Rd and Indian Creek Dr adds flexibility for future plans. The home is ready for your vision and personal updates to make it truly your own. All kitchen appliances and washer/dryer are included - roof was replaced in 2018. Scenic, peaceful, and full of potential. This is an estate sale. Property sold "as-is".

24. 1995-10-01
    soldstatus $39,900

ⓘ 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: $2,191 · $183/mo
• Projected year-2 tax: $4,365 · $364/mo
• Expected delta: +$2,174/yr (+$181/mo · 99.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,939
• − Mortgage interest: −$25,207
• − Property taxes: −$2,191
• − Insurance: −$2,250
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$13,091
• Taxable loss: −$24,310
• Est. tax savings @ 24.0%: +$5,834
• After-tax cash flow: $-9,593/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

• 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

+1052.9% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $460,000 RMLS
• 2026-03-21 Relisted — RMLS
• 2026-01-22 Pending — RMLS
• 2026-01-20 Price Changed $470,000 RMLS
• 2025-10-29 Price Changed $480,000 RMLS
• 2025-09-23 Price Changed $490,000 RMLS
• 2025-08-01 Listed $500,000 RMLS
• 1995-10-01 Sold (Public Records) $39,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,191 · +2.9% YoY. Source: county tax records.