48158 Westoak Rd · Westfir, OR 97492

$150,000

3 bd · 2.0 ba · 1,100 sqft · Townhouse · 92 Days on market

Built 1949 Poor condition 0.41 ac lot $136/sqft · 42% below area Est $256k · 42% under ↓ 21% since listing

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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 +16.6/30.0
• ARV discount +15.0/15.0
• Appreciation +5.6/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Tucked into the natural beauty of Westfir, 48158 Westoak Rd offers a rare chance to create something truly special.Set on .41 acres, the property features a 2-bedroom, 1-bath main home with a spacious living room, generous kitchen, dedicated laundry room, and two covered porches perfect for enjoying peaceful surroundings.A detached ADU adds even more potential, complete with its own kitchen, bathroom, living area, and bedroom — ideal for future rental income, guest space, or multi-generational living.Two additional outbuildings provide storage and workshop possibilities. One structure was damaged in a storm and will require removal.This is a fixer and will need substantial renovation. For the right buyer, this is an opportunity to restore, reimagine, and build equity on nearly half an acre in a scenic Oregon setting.Priced at $200,000 and sold as-is.Bring your vision. The potential is here.

Key facts

• Detached adu
• Two covered porches
• Garage

Tags

• DEDICATED LAUNDRY ROOM
• DETACHED ADU
• TWO COVERED PORCHES
• ADDITIONAL OUTBUILDINGS
• SUBSTANTIAL RENOVATION
• SCENIC OREGON SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $143k (4.9% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#332 in OR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Oakridge SD 76 (town): math 22% / reading 36% proficiency, ranked #163 of 183 in OR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $256,422
• List price: $150,000
• Delta: -41.50%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

1.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.25×
• Total profit: $10,521
• Equity at exit: $53,306

10-year hold

• IRR: 9.0%
• Equity multiple: 2.12×
• Total profit: $47,242
• Equity at exit: $72,492

Cash invested: $42,000 (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 97492

• Home prices YoY: 0.4%
• Active inventory: 11
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $90

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48091 Singletary Dr Oakridge, OR	2.0	1.0	1016	$1,525	$1.50	21d	1	1.01mi
48172 Lauren Dr Oakridge, OR	2.0	1.0	1258	$1,295	$1.03	43d	1	1.27mi

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 92 DOM
2. 2026-06-17
   days on market $150,000 Active 91 DOM
3. 2026-06-16
   days on market $150,000 Active 90 DOM
4. 2026-06-15
   days on market $150,000 Active 89 DOM
5. 2026-06-13
   days on market $150,000 Active 87 DOM
6. 2026-06-12
   days on market $150,000 Active 86 DOM
7. 2026-06-09
   days on market $150,000 Active 83 DOM
8. 2026-06-08
   days on market $150,000 Active 82 DOM
9. 2026-06-08
   days on market $150,000 Active 81 DOM
10. 2026-06-07
    days on market $150,000 Active 80 DOM
11. 2026-06-04
    days on market $150,000 Active 77 DOM
12. 2026-06-02
    days on market $150,000 Active 76 DOM
13. 2026-06-01
    days on market $150,000 Active 75 DOM
14. 2026-05-31
    days on market $150,000 Active 74 DOM
15. 2026-05-07
    price $150,000 909-char remark

    Show marketing remark (909 chars)

    Tucked into the natural beauty of Westfir, 48158 Westoak Rd offers a rare chance to create something truly special.Set on .41 acres, the property features a 2-bedroom, 1-bath main home with a spacious living room, generous kitchen, dedicated laundry room, and two covered porches perfect for enjoying peaceful surroundings.A detached ADU adds even more potential, complete with its own kitchen, bathroom, living area, and bedroom — ideal for future rental income, guest space, or multi-generational living.Two additional outbuildings provide storage and workshop possibilities. One structure was damaged in a storm and will require removal.This is a fixer and will need substantial renovation. For the right buyer, this is an opportunity to restore, reimagine, and build equity on nearly half an acre in a scenic Oregon setting.Priced at $200,000 and sold as-is.Bring your vision. The potential is here.

16. 2026-03-17
    listed $190,000 Active 909-char remark

    Show marketing remark (909 chars)

    Tucked into the natural beauty of Westfir, 48158 Westoak Rd offers a rare chance to create something truly special.Set on .41 acres, the property features a 2-bedroom, 1-bath main home with a spacious living room, generous kitchen, dedicated laundry room, and two covered porches perfect for enjoying peaceful surroundings.A detached ADU adds even more potential, complete with its own kitchen, bathroom, living area, and bedroom — ideal for future rental income, guest space, or multi-generational living.Two additional outbuildings provide storage and workshop possibilities. One structure was damaged in a storm and will require removal.This is a fixer and will need substantial renovation. For the right buyer, this is an opportunity to restore, reimagine, and build equity on nearly half an acre in a scenic Oregon setting.Priced at $200,000 and sold as-is.Bring your vision. The potential is here.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone D · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,111
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,364
• Taxable loss: −$1,393
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $1,412/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including a new roof, siding, appliances, and HVAC system. Foundation repair is also needed. While the location is scenic, the current state significantly impacts its value.

Repairs flagged

• Major Roof — Signs of potential leaking
• Major Exterior siding — Peeling and damaged
• Major Kitchen appliances — Old and worn
• Major Bathroom fixtures — Outdated and possibly non-functional
• Major HVAC system — No visible signs, possibly old or non-functional
• Major Foundation — Visible cracks and unstable

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen will attract more buyers
• Resale Bathroom renovation — Upgraded bathroom will appeal to potential buyers
• Both HVAC system replacement — Improved comfort and energy efficiency
• Both Foundation repair — Stabilizes structure and improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Signs of potential leaking	Major	$15,000–50,000
Exterior siding · Peeling and damaged	Major	$15,000–50,000
Kitchen appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Outdated and possibly non-functional	Major	$15,000–50,000
HVAC system · No visible signs, possibly old or non-functional	Major	$15,000–50,000
Foundation · Visible cracks and unstable	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen will attract more buyers ↑
• Resale Bathroom renovation — Upgraded bathroom will appeal to potential buyers ↑
• Both HVAC system replacement — Improved comfort and energy efficiency ↑
• Both Foundation repair — Stabilizes structure and improves curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oakridge SD 76
• NCES district ID: 4109150
• Math proficiency: 22% ▼ -3.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $39,696
• Composite: 27.24/100
• National rank: #12441
• State rank: #163 of 183 in OR

Livability — Westfir

• Score: 54/100
• State rank: #332
• US rank: #23874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,058

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Native American 2%
• Common ancestry: Russian 10% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 1.27%
• Current HPI: 329.5331
• 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

-21.1% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $150,000 RMLS
• 2026-03-17 Listed $190,000 RMLS