59931 River Canyon Rd · Imnaha, OR 97842

$321,000

3 bd · 2.0 ba · 1,188 sqft · Other · 355 Days on market

Built 2019 4.36 ac lot

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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).

• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +5.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

A filtered view of the beautiful Imnaha River. This 'Park Like' property has beautiful trees and a view across the canyon. A quality built Modular that the County has as a Class 3 home. It is high quality and set up for energy efficency. Even a fireplace. Yes it is remote living but it is worth all it provides. The property adjoins US Forest Service lands. Hunting, Fishing, Recreation for you. Possible Owner Carry Terms OAC.

Key facts

• Energy efficiency
• Imnaha river view
• Fireplace

Tags

• IMNAHA RIVER VIEW
• QUALITY BUILT MODULAR
• ENERGY EFFICIENCY
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $321k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (34.1% below list).
• Recommended offer: $211k (34.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Joseph SD 6 (rural): math 45% / reading 70% proficiency, ranked #13 of 183 in OR (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 1 units permitted in Wallowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Wallowa County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $211,415 (34.1% 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 355 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.83×
• Total profit: $-15,625
• Equity at exit: $100,614

10-year hold

• IRR: 1.9%
• Equity multiple: 1.21×
• Total profit: $19,037
• Equity at exit: $127,023

Cash invested: $89,880 (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 97842

• Home prices YoY: 0.3%
• Active inventory: 14
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,114 medium
• Mortgage (P&I): −$1,683
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-204

Break-even live

Break-even rent $2,373

Max offer price $284,896

Occupancy floor —

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: $80,250
• Closing costs: $9,630
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $321,000 Active 355 DOM
2. 2026-06-18
   days on market $321,000 Active 354 DOM
3. 2026-06-17
   days on market $321,000 Active 353 DOM
4. 2026-06-16
   days on market $321,000 Active 352 DOM
5. 2026-06-15
   days on market $321,000 Active 351 DOM
6. 2026-06-14
   remarks 505-char remark
7. 2026-06-14
   days on market $321,000 Active 349 DOM
8. 2026-06-12
   days on market $321,000 Active 348 DOM
9. 2026-06-09
   days on market $321,000 Active 345 DOM
10. 2026-06-08
    days on market $321,000 Active 344 DOM
11. 2026-06-07
    days on market $321,000 Active 343 DOM
12. 2026-06-02
    days on market $321,000 Active 338 DOM
13. 2026-06-01
    days on market $321,000 Active 337 DOM
14. 2026-05-31
    days on market $321,000 Active 336 DOM
15. 2026-05-30
    days on market $321,000 Active 335 DOM
16. 2026-02-05
    status Active 428-char remark

    Show marketing remark (428 chars)

    A filtered view of the beautiful Imnaha River. This 'Park Like' property has beautiful trees and a view across the canyon. A quality built Modular that the County has as a Class 3 home. It is high quality and set up for energy efficency. Even a fireplace. Yes it is remote living but it is worth all it provides. The property adjoins US Forest Service lands. Hunting, Fishing, Recreation for you. Possible Owner Carry Terms OAC.

17. 2025-03-25
    listed $299,900 Active 428-char remark

    Show marketing remark (428 chars)

    A filtered view of the beautiful Imnaha River. This 'Park Like' property has beautiful trees and a view across the canyon. A quality built Modular that the County has as a Class 3 home. It is high quality and set up for energy efficency. Even a fireplace. Yes it is remote living but it is worth all it provides. The property adjoins US Forest Service lands. Hunting, Fishing, Recreation for you. Possible Owner Carry Terms OAC.

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $3,114 · $259/mo
• Expected delta: +$2,424/yr (+$202/mo · 351.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 9 d/yr ≥86°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,370
• − Mortgage interest: −$17,981
• − Property taxes: −$689
• − Insurance: −$1,605
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$9,338
• Taxable loss: −$8,303
• Est. tax savings @ 24.0%: +$1,993
• After-tax cash flow: $-460/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: Joseph SD 6
• NCES district ID: 4106870
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $43,230
• Composite: 50.02/100
• National rank: #4136
• State rank: #13 of 183 in OR

Livability — Imnaha

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

Census & demographics

• Population (ZIP): 85

Population outlook (Wallowa County) Hauer SSP2

• Today (2025): 6,274 people
• By 2030: 5,889 · -6.1%
• By 2040: 5,111 · -18.5%
• By 2050: 4,519 · -28.0%
• By 2075: 3,386 · -46.0%
• By 2100: 2,414 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Scotch-Irish 20% English 9% Lithuanian 9%
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Wallowa

• 2024 margin: Solid R (+35.3) · D 30.9% · R 66.2% · Other 2.8%
• 2008→2024 swing: -5.2pp toward R · 2008: -30.1pp · 2024: -35.3pp
• All cycles: 2024: R+35.3 2020: R+34.5 2016: R+41.4 2012: R+37.2 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 140.7476
• 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 events — show timeline

• 2026-02-05 Relisted — RMLS
• 2025-03-25 Listed $299,900 RMLS

Property tax history

+30.0%/yr

Latest (2025): $689 · +4.5% YoY. Source: county tax records.