84485 Parkway Rd · Jasper, OR 97455

$649,000

6 bd · 5.0 ba · 2,484 sqft · MultiFamily public records · 64 Days on market

Built 1989 0.90 ac lot

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +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

Completely remodeled duplex in Pleasant Hill on almost 1 acre! Offering 2,484 SF total, this versatile property features 3 bed / 3 bath on each side, making it ideal for investment, multi-generational living, or owner occupancy with rental income potential. The spacious, level lot provides ample room for a shop, storage, gardening, hobby farming, or outdoor entertaining. Enjoy beautiful seasonal views and the flexibility of country living with room to grow. Rare opportunity to own a turn-key duplex with space, function, and endless possibilities.

Key facts

• Remodeled duplex
• Outdoor entertaining
• Level lot

Tags

• REMODELED DUPLEX
• LEVEL LOT
• SEASONAL VIEWS
• OUTDOOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $649k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive. Per door: $471/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 $624k (3.8% below list).
• Recommended offer: $610k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pleasant Hill SD 1 (rural): math 37% / reading 50% proficiency, ranked #80 of 183 in OR (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($610k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $500k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $610,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.96% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-45,377
• Equity at exit: $96,768

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $36,891
• Equity at exit: $56,114

Cash invested: $181,720 (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 97455

• Home prices YoY: -22.8%
• Active inventory: 17
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $6,243 medium
• Mortgage (P&I): −$3,403
• Tax from tax record: −$316 /mo · $3,793/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,311
• Net cashflow: $942

Break-even live

Break-even rent $5,051

Max offer price $649,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,309	-5% $1,126	+0% $942	+5% $758	+10% $575
Rent	-10% $449	-5% $695	+0% $942	+5% $1,189	+10% $1,435
Rate	-1.0pp $1,269	-0.5pp $1,107	base $942	+0.5pp $774	+1.0pp $603

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$6,244
Total (2 units)			$6,243

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   statusdays on market $649,000 Pending 64 DOM
2. 2026-06-18
   days on market $649,000 Active 62 DOM
3. 2026-06-17
   days on market $649,000 Active 61 DOM
4. 2026-06-16
   days on market $649,000 Active 60 DOM
5. 2026-06-15
   days on market $649,000 Active 59 DOM
6. 2026-06-14
   status $649,000 Active 57 DOM
7. 2026-06-03
   status $649,000 Pending 57 DOM
8. 2026-06-02
   days on market $649,000 Active 57 DOM
9. 2026-06-01
   days on market $649,000 Active 56 DOM
10. 2026-05-31
    days on market $649,000 Active 55 DOM
11. 2026-05-30
    days on market $649,000 Active 54 DOM
12. 2026-04-06
    listed $675,000 Active 552-char remark

    Show marketing remark (552 chars)

    Completely remodeled duplex in Pleasant Hill on almost 1 acre! Offering 2,484 SF total, this versatile property features 3 bed / 3 bath on each side, making it ideal for investment, multi-generational living, or owner occupancy with rental income potential. The spacious, level lot provides ample room for a shop, storage, gardening, hobby farming, or outdoor entertaining. Enjoy beautiful seasonal views and the flexibility of country living with room to grow. Rare opportunity to own a turn-key duplex with space, function, and endless possibilities.

13. 2024-12-19
    soldstatus $500,000 Closed 613-char remark

    Show marketing remark (613 chars)

    Rare investor opportunity to own a great condition duplex in Pleasant Hill! Property offers a hard to find three bedroom, 2.5 bathroom layout, and one car attached garage for each unit. Additionally, each unit has its own backyard deck and main floor level shares walls with the attached garages to maximize occupant privacy. Roof is less than two years old, convenient commuting access to both south Springfield and 15 minutes to Coburg Road in Eugene. Quiet location, established gardening area, & long-term tenants. Call your realtor today to arrange a private showing. Won’t last long at this price!

14. 2024-12-19
    soldstatus $500,000 Sold

    Show marketing remark (613 chars)

    Rare investor opportunity to own a great condition duplex in Pleasant Hill! Property offers a hard to find three bedroom, 2.5 bathroom layout, and one car attached garage for each unit. Additionally, each unit has its own backyard deck and main floor level shares walls with the attached garages to maximize occupant privacy. Roof is less than two years old, convenient commuting access to both south Springfield and 15 minutes to Coburg Road in Eugene. Quiet location, established gardening area, & long-term tenants. Call your realtor today to arrange a private showing. Won’t last long at this price!

15. 2024-12-19
    soldstatus $500,000

    Show marketing remark (613 chars)

    Rare investor opportunity to own a great condition duplex in Pleasant Hill! Property offers a hard to find three bedroom, 2.5 bathroom layout, and one car attached garage for each unit. Additionally, each unit has its own backyard deck and main floor level shares walls with the attached garages to maximize occupant privacy. Roof is less than two years old, convenient commuting access to both south Springfield and 15 minutes to Coburg Road in Eugene. Quiet location, established gardening area, & long-term tenants. Call your realtor today to arrange a private showing. Won’t last long at this price!

16. 2024-12-17
    status Pending
17. 2024-12-13
    historical Active under Contract
18. 2024-12-12
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Rare investor opportunity to own a great condition duplex in Pleasant Hill! Property offers a hard to find three bedroom, 2.5 bathroom layout, and one car attached garage for each unit. Additionally, each unit has its own backyard deck and main floor level shares walls with the attached garages to maximize occupant privacy. Roof is less than two years old, convenient commuting access to both south Springfield and 15 minutes to Coburg Road in Eugene. Quiet location, established gardening area, & long-term tenants. Call your realtor today to arrange a private showing. Won’t last long at this price!

19. 2024-12-11
    listed $495,000 Active
20. 2024-12-10
    listed $495,000 Active 613-char remark

    Show marketing remark (613 chars)

    Rare investor opportunity to own a great condition duplex in Pleasant Hill! Property offers a hard to find three bedroom, 2.5 bathroom layout, and one car attached garage for each unit. Additionally, each unit has its own backyard deck and main floor level shares walls with the attached garages to maximize occupant privacy. Roof is less than two years old, convenient commuting access to both south Springfield and 15 minutes to Coburg Road in Eugene. Quiet location, established gardening area, & long-term tenants. Call your realtor today to arrange a private showing. Won’t last long at this price!

21. 2004-02-17
    soldstatus $215,000
22. 2004-02-17
    soldstatus $215,000
23. 2004-01-02
    historical
24. 2003-09-24
    listed $224,900

ⓘ 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: $3,793 · $316/mo
• Projected year-2 tax: $6,295 · $525/mo
• Expected delta: +$2,502/yr (+$209/mo · 66.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,916
• − Mortgage interest: −$36,354
• − Property taxes: −$3,793
• − Insurance: −$3,245
• − Repairs & maintenance: −$5,993
• − Management: −$5,993
• − Depreciation: −$18,880
• Taxable income: $657
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $11,147/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: Pleasant Hill SD 1
• NCES district ID: 4109870
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $56,679
• Composite: 40.29/100
• National rank: #7789
• State rank: #80 of 183 in OR

Livability — Jasper

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,326

Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 3% Asian 3% Native American 1%
• Common ancestry: Portuguese 6% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 2%

Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.00%
• Current HPI: 309.0006
• 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

+200.1% since first listed

13 events — show timeline

• 2026-04-06 Listed $675,000 RMLS
• 2024-12-19 Sold (Public Records) $500,000 Public Records
• 2024-12-19 Sold (MLS) $500,000 WVMLS
• 2024-12-19 Sold (MLS) $500,000 RMLS
• 2024-12-17 Pending — WVMLS
• 2024-12-13 Contingent — WVMLS
• 2024-12-12 Pending — RMLS
• 2024-12-11 Listed $495,000 WVMLS
• 2024-12-10 Listed $495,000 RMLS
• 2004-02-17 Sold (Public Records) $215,000 Public Records
• 2004-02-17 Sold (MLS) $215,000 RMLS
• 2004-01-02 Delisted — RMLS
• 2003-09-24 Listed $224,900 RMLS

Property tax history

+3.7%/yr

Latest (2025): $3,793 · +2.2% YoY. Source: county tax records.