1530 Tamarack St #17 · Sweet Home, OR 97386

$99,900

3 bd · 2.0 ba · 1,512 sqft · Other public records · 66 Days on market

Built 1988 $66/sqft · 56% below area ↓ 33% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained home in a desirable park! The spacious kitchen flows seamlessly into the dining and living areas, creating an inviting open layout. Relax under the covered deck and enjoy the peaceful sounds of the river just beyond your fully fenced yard. A newer roof and heat pump with A/C for year-round comfort. Don’t miss this opportunity!

Key facts

• Covered deck
• Newer roof
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• COVERED DECK
• FULLY FENCED YARD
• NEWER ROOF
• HEAT PUMP WITH A/C

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.9% in Sweet Home — 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 63/100 on livability (#233 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Sweet Home SD 55 (town): math 26% / reading 42% proficiency, ranked #29 of 58 in OR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.95%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (median comp): $226,337
• List price: $99,900
• Delta: -55.86%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 2.12×
• Total profit: $31,234
• Equity at exit: $14,895

10-year hold

• IRR: 34.5%
• Equity multiple: 4.15×
• Total profit: $88,214
• Equity at exit: $8,638

Cash invested: $27,972 (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 97386

• Active inventory: 166
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $745

Break-even live

Break-even rent $785

Max offer price $99,900

Occupancy floor 52%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2034 Long St Sweet Home, OR	3.0	1.0	1050	$1,750	$1.67	44d	1	0.50mi
1317 Fir St Sweet Home, OR	2.0	2.0	1426	$1,700	$1.19	21d	1	0.83mi

Listing history 33 events

1. 2026-06-19
   days on market $99,900 Active 66 DOM
2. 2026-06-18
   days on market $99,900 Active 65 DOM
3. 2026-06-17
   days on market $99,900 Active 64 DOM
4. 2026-06-16
   days on market $99,900 Active 63 DOM
5. 2026-06-15
   days on market $99,900 Active 62 DOM
6. 2026-06-14
   days on market $99,900 Active 60 DOM
7. 2026-06-13
   days on market $99,900 Active 59 DOM
8. 2026-06-10
   days on market $99,900 Active 57 DOM
9. 2026-06-09
   days on market $99,900 Active 56 DOM
10. 2026-06-08
    days on market $99,900 Active 55 DOM
11. 2026-06-07
    days on market $99,900 Active 54 DOM
12. 2026-06-05
    days on market $99,900 Active 51 DOM
13. 2026-06-02
    days on market $99,900 Active 49 DOM
14. 2026-06-01
    days on market $99,900 Active 48 DOM
15. 2026-05-31
    days on market $99,900 Active 47 DOM
16. 2026-05-30
    days on market $99,900 Active 46 DOM
17. 2026-04-14
    listed $99,900 Active 357-char remark

    Show marketing remark (357 chars)

    Beautifully maintained home in a desirable park! The spacious kitchen flows seamlessly into the dining and living areas, creating an inviting open layout. Relax under the covered deck and enjoy the peaceful sounds of the river just beyond your fully fenced yard. A newer roof and heat pump with A/C for year-round comfort. Don’t miss this opportunity!

18. 2024-08-01
    historical
19. 2024-05-31
    status Active
20. 2024-04-29
    historical Active under Contract
21. 2024-04-22
    price $90,000
22. 2024-04-05
    price $130,000
23. 2024-03-22
    listed $150,000 Active
24. 2023-07-01
    historical
25. 2023-06-30
    listed $155,000
26. 2022-07-26
    soldstatus $125,000 Sold
27. 2022-07-26
    soldstatus $125,000 Sold
28. 2022-07-18
    status Pending
29. 2022-07-12
    historical Active under Contract
30. 2022-06-15
    historical
31. 2022-06-14
    listed $149,900 Active
32. 2022-06-14
    listed $149,900 Active
33. 2022-06-14
    listed $149,900 Active

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$316/yr (+$26/mo · 48.4%)

ⓘ 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 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,731
• − Mortgage interest: −$5,596
• − Property taxes: −$653
• − Insurance: −$500
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$2,906
• Taxable income: $7,759
• Est. tax owed @ 24.0%: −$1,862
• After-tax cash flow: $7,076/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: Sweet Home SD 55
• NCES district ID: 4111970
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,727
• Composite: 28.67/100
• National rank: #6698
• State rank: #29 of 58 in OR

Livability — Sweet Home

• Score: 63/100
• State rank: #233
• US rank: #15826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Home, OR
• Population (ZIP): 15,509

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Linn

• 2024 margin: Strong R (+24.4) · D 36.2% · R 60.6% · Other 3.1%
• 2008→2024 swing: -13.0pp toward R · 2008: -11.4pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+23.4 2016: R+27.8 2012: R+17.2 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.31%
• Current HPI: 241.0077
• 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

-33.4% since first listed

17 events — show timeline

• 2026-04-14 Listed $99,900 WVMLS
• 2024-08-01 Listing Removed — WVMLS
• 2024-05-31 Relisted — WVMLS
• 2024-04-29 Contingent — WVMLS
• 2024-04-22 Price Changed $90,000 WVMLS
• 2024-04-05 Price Changed $130,000 WVMLS
• 2024-03-22 Listed $150,000 WVMLS
• 2023-07-01 Listing Removed — WVMLS
• 2023-06-30 Listed $155,000 WVMLS
• 2022-07-26 Sold (MLS) $125,000 WVMLS
• 2022-07-26 Sold (MLS) $125,000 RMLS
• 2022-07-18 Pending — RMLS
• 2022-07-12 Contingent — WVMLS
• 2022-06-15 Listing Removed — WVMLS
• 2022-06-14 Listed $149,900 WVMLS
• 2022-06-14 Listed $149,900 WVMLS
• 2022-06-14 Listed $149,900 RMLS

Property tax history

-6.8%/yr

Latest (2025): $653 · +2.8% YoY. Source: county tax records.