180 NE 6th St · Clatskanie, OR 97016

$449,900

5 bd · 2.0 ba · 2,450 sqft · MultiFamily public records · 45 Days on market

Built 1967 4,791 sqft lot $184/sqft · 27% above area Est $518k · 13% 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 +17.7/30.0
• ARV discount +13.4/15.0
• DSCR +5.5/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• 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

duplex in a nice neighborhood

Key facts

• Exterior paint
• Updated duplex
• New flooring

Tags

• UPDATED DUPLEX
• NEW ROOF
• EXTERIOR PAINT
• FRENCH DRAINS
• NEW FLOORING
• NEW PAINT

Property features AI

Finance

• Financial info: Unit rents: one unit at $1,375 and one unit at $2,295; Cap rate 7.54; Gross rent multiplier 10.22; Rent includes water and sewer
• HOA & community: Zoned R10

Exterior

• Parking: Attached parking and carport; Total of 5 parking spaces; 2-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Multi-family property (2 units); Updated/remodeled condition
• Construction: Built in 1967; Concrete perimeter foundation
• Exterior features: Cedar, lap siding and T-111 siding; Composition and flat roofing; Sloped lot; City, mountain and territorial views; Paved road access

Interior

• Kitchen: Refrigerator included in each unit
• Bedrooms: One unit with 3 bedrooms; One unit with 4 bedrooms
• Flooring: Wood floors in both units
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Wall furnaces with zoned heating; Wall cooling units
• Interior features: Daylight, partially finished basement; Storage in garage
• Laundry & utility: Washer/dryer hookups in each unit; Electric hot water

What this means for you Summary

Snapshot

• This is a 2 × 4.0-bed/1.5-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive. Per door: $181/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $417k (7.4% below list).
• Recommended offer: $417k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.1% in Clatskanie — 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 79/100 on livability (#64 in OR, #2,339 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, employment D-.
• Clatskanie SD 6J (rural): math 23% / reading 36% proficiency, ranked #157 of 183 in OR (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clatskanie Elementary School (397 students, 46% FRL); Clatskanie Middle/High School (291 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 55 units permitted in Columbia County in 2024 (0 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 $13k of value loss. Plan a longer hold.
• Columbia County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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 $203k; list at $450k implies a 122% gain — meaningful room to come down on a strong offer.

Recommended offer $416,600 (7.4% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (median comp): $517,910
• List price: $449,900
• Delta: -13.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-49,915
• Equity at exit: $67,082

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-13,997
• Equity at exit: $38,899

Cash invested: $125,972 (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 97016

• Home prices YoY: -17.4%
• Active inventory: 83
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $4,166 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$383 /mo · $4,592/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$875
• Net cashflow: $362

Break-even live

Break-even rent $3,708

Max offer price $449,900

Occupancy floor 86%

Sensitivity live

Price	-10% $616	-5% $489	+0% $362	+5% $234	+10% $107
Rent	-10% $33	-5% $197	+0% $362	+5% $526	+10% $691
Rate	-1.0pp $588	-0.5pp $476	base $362	+0.5pp $245	+1.0pp $126

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

Units	Beds	Baths	Est. rent
▸ 2× units	4.0	1.5	$4,166
Total (2 units)			$4,166

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $449,900 Active 45 DOM
2. 2026-06-18
   days on market $449,900 Active 43 DOM
3. 2026-06-17
   days on market $449,900 Active 42 DOM
4. 2026-06-16
   days on market $449,900 Active 41 DOM
5. 2026-06-15
   days on market $449,900 Active 40 DOM
6. 2026-06-13
   days on market $449,900 Active 38 DOM
7. 2026-06-12
   days on market $449,900 Active 37 DOM
8. 2026-06-09
   days on market $449,900 Active 34 DOM
9. 2026-06-08
   days on market $449,900 Active 33 DOM
10. 2026-06-08
    days on market $449,900 Active 32 DOM
11. 2026-06-07
    days on market $449,900 Active 31 DOM
12. 2026-06-04
    days on market $449,900 Active 28 DOM
13. 2026-06-02
    days on market $449,900 Active 27 DOM
14. 2026-06-01
    days on market $449,900 Active 26 DOM
15. 2026-05-31
    days on market $449,900 Active 25 DOM
16. 2026-05-06
    listed $449,900 Active 515-char remark
17. 2019-10-23
    soldstatus $203,000 29-char remark

    Show marketing remark (29 chars)

    duplex in a nice neighborhood

18. 2019-08-22
    listed $203,000 29-char remark

    Show marketing remark (29 chars)

    duplex in a nice neighborhood

19. 2006-02-24
    soldstatus $225,000

    Show marketing remark (281 chars)

    2 family home or owner occupied duplex, all complety remodeled , with a total of 6 bedrooms and 2 full baths and 2-1/2 baths family rooms New kitchens and decks with a view oer town. 2 oversized garages and covered parking. Areas are complely separate but could eaily be combined.

20. 2006-02-23
    soldstatus $223,400
21. 2005-12-28
    historical

    Show marketing remark (281 chars)

    2 family home or owner occupied duplex, all complety remodeled , with a total of 6 bedrooms and 2 full baths and 2-1/2 baths family rooms New kitchens and decks with a view oer town. 2 oversized garages and covered parking. Areas are complely separate but could eaily be combined.

22. 2005-11-01
    listed $225,000

    Show marketing remark (281 chars)

    2 family home or owner occupied duplex, all complety remodeled , with a total of 6 bedrooms and 2 full baths and 2-1/2 baths family rooms New kitchens and decks with a view oer town. 2 oversized garages and covered parking. Areas are complely separate but could eaily be combined.

23. 1992-01-21
    soldstatus $79,500

ⓘ 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: $4,592 · $383/mo
• Projected year-2 tax: $4,592 · $383/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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,992
• − Mortgage interest: −$25,201
• − Property taxes: −$4,592
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,999
• − Management: −$3,999
• − Depreciation: −$13,088
• Taxable loss: −$3,138
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $5,093/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: Clatskanie SD 6J
• NCES district ID: 4103260
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $49,943
• Composite: 28.62/100
• National rank: #12042
• State rank: #157 of 183 in OR

Livability — Clatskanie

• Score: 79/100
• State rank: #64
• US rank: #2339

Category grades

Amenities D+ Commute C- 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

• Census place: Clatskanie, OR
• Population (ZIP): 6,568

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 49,620 people
• By 2030: 48,957 · -1.3%
• By 2040: 46,860 · -5.6%
• By 2050: 44,383 · -10.6%
• By 2075: 39,333 · -20.7%
• By 2100: 34,038 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 3% Pacific Islander 2% Black 1%
• Common ancestry: Portuguese 6% Italian 3% Iranian 2%
• Foreign-born: 5% · South Korea
• Languages at home: 98% English-only · Arabic 1% Spanish 1% French/Haitian/Cajun 0%

Political lean MEDSL · Columbia

• 2024 margin: R (+13.9) · D 41.4% · R 55.3% · Other 3.4%
• 2008→2024 swing: -25.9pp toward R · 2008: 12.0pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+10.3 2016: R+12.0 2012: D+5.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.00%
• Current HPI: 326.4673
• 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

+465.9% since first listed

8 events — show timeline

• 2026-05-06 Listed $449,900 RMLS
• 2019-10-23 Sold (MLS) $203,000 RMLS
• 2019-08-22 Listed $203,000 RMLS
• 2006-02-24 Sold (MLS) $225,000 RMLS
• 2006-02-23 Sold (Public Records) $223,400 Public Records
• 2005-12-28 Delisted — RMLS
• 2005-11-01 Listed $225,000 RMLS
• 1992-01-21 Sold (Public Records) $79,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,592 · +3.3% YoY. Source: county tax records.