312 Park Ave · Seneca, OR 97873

$149,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily · 15 Days on market

4,791 sqft 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 +14.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a getaway property or hunting cabin? Located in Seneca, Oregon, just minutes from National Forest access, this property is an ideal basecamp for hunting, fishing, ATV riding, and outdoor recreation. The seller is including most furnishings and personal property shown in the photos, making it easy to start enjoying right away. The home offers 1,284 sq ft with 3 bedrooms, a non-conforming 4th bedroom, and 1 bathroom. The main level is 822 sq ft with an additional 462 sq ft upstairs. Features include an oil monitor stove, wood stove, wood cabinetry, laminate countertops, included kitchen appliances, wood and vinyl flooring, and a metal roof. Enclosed front and back porches provide excellent storage for gear and firewood. Situated on a 0.11-acre lot with a fenced backyard, fenced rear parking, and additional on- and off-street parking. Come make memories in Seneca.

Key facts

• Affordable basecamp
• Getaway property
• Hunting cabin

Tags

• GETAWAY PROPERTY
• HUNTING CABIN
• AFFORDABLE BASECAMP
• EASY ACCESS TO HUNTING
• EASY ACCESS TO FISHING
• EASY ACCESS TO ATV RIDING

Property features AI

Finance

• Other: Lot in the 3,000 to 4,999 sq ft range (level parcel)

Exterior

• Parking: Driveway parking; RV parking available
• Utilities: Public water; Public sewer; Fiber optic internet available; Fuel: oil and wood burning
• Home design: Single-family residence; Residential property; Not attached to another unit; Resale property; Main and upper levels (split across two levels); Entry faces unspecified
• Construction: Pillar/post/pier and stem wall foundation; Building area recorded as 1,284 (assessor)
• Exterior features: Metal roof; T-111 siding; Tool shed and workshop; Yard; Level lot; Paved road access; Mountain views

Interior

• Kitchen: Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on upper level; Bonus room on upper level
• Flooring: Vinyl floors; Wood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil-fired stove and wood stove heating; No central air conditioning
• Interior features: Ceiling fans; Vinyl and wood flooring; One wood-burning stove fireplace; Vinyl and wood window frames; Crawl space foundation access
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-29 ($-349/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.5% below list).
• Recommended offer: $116k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#237 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• John Day SD 3 (rural): math 31% / reading 50% proficiency, ranked #16 of 58 in OR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Seneca Elementary School (math 24% / reading 24%, 12 students, 33% FRL); Grant Union Junior/Senior High School (math 22% / reading 52%, grade F, #85 of 143 statewide, top 61%, 216 students, 40% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 9 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Grant County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,541 (22.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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?
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 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: 0.78% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $347,964
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Park Ave	0.18mi	2/1.0 (-1)	1,252 (-2%)	8mo	$339,000	$271	76
108/110 Park Ave	0.16mi	2/2.0 (-1)	1,464 (+14%)	1mo	$270,000	$184	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.38×
• Total profit: $16,061
• Equity at exit: $66,997

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $59,745
• Equity at exit: $103,250

Cash invested: $41,720 (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 97873

• Active inventory: 10
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-29

Break-even live

Break-even rent $1,192

Max offer price $143,865

Occupancy floor 98%

Sensitivity live

Price	-10% $55	-5% $13	+0% $-29	+5% $-71	+10% $-113
Rent	-10% $-120	-5% $-75	+0% $-29	+5% $17	+10% $62
Rate	-1.0pp $46	-0.5pp $9	base $-29	+0.5pp $-68	+1.0pp $-107

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $149,000 Active 15 DOM
2. 2026-06-21
   days on market $149,000 Active 14 DOM
3. 2026-06-18
   days on market $149,000 Active 12 DOM
4. 2026-06-17
   days on market $149,000 Active 11 DOM
5. 2026-06-16
   days on market $149,000 Active 10 DOM
6. 2026-06-15
   days on market $149,000 Active 9 DOM
7. 2026-06-13
   days on market $149,000 Active 7 DOM
8. 2026-06-12
   statusdays on market $149,000 Active 6 DOM
9. 2026-06-04
   statusdays on market $149,000 Pending 4 DOM
10. 2026-06-02
    days on market $149,000 Active 3 DOM
11. 2026-06-01
    days on market $149,000 Active 2 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $149,000 Active 1 DOM

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$1,062/yr (+$89/mo · 277.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,865
• − Mortgage interest: −$8,346
• − Property taxes: −$383
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,335
• Taxable loss: −$2,960
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $362/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: John Day SD 3
• NCES district ID: 4106780
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $39,007
• Composite: 33.78/100
• National rank: #5366
• State rank: #16 of 58 in OR

Livability — Seneca

• Score: 63/100
• State rank: #237
• US rank: #16089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seneca, OR
• Population (ZIP): 119

Population outlook (Grant County) Hauer SSP2

• Today (2025): 6,485 people
• By 2030: 6,060 · -6.6%
• By 2040: 5,222 · -19.5%
• By 2050: 4,581 · -29.4%
• By 2075: 3,578 · -44.8%
• By 2100: 2,756 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 15% Hispanic / Latino 7% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 9% Slovak 8% Iranian 6%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+60.4) · D 18.4% · R 78.8% · Other 2.8%
• 2008→2024 swing: -14.9pp toward R · 2008: -45.5pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+56.9 2016: R+58.9 2012: R+53.3 2008: R+45.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-30 Listed $149,000 MLSCO
• 2026-05-30 Listed $149,000 RMLS

Property tax history

+2.7%/yr

Latest (2025): $383 · +3.0% YoY. Source: county tax records.