791 SE Kristin Way · Madras, OR 97741

$244,900

3 bd · 2.5 ba · 1,490 sqft · Other public records · 78 Days on market

Built 2006 7,405 sqft lot $4/mo HOA

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Looking for an affordable place to call home without sacrificing space or comfort? This two story townhome in Strawberry Heights offers just that. With 1,490 square feet, 3 bedrooms, and 2.5 baths, there is room to spread out while still keeping maintenance simple. The main level features newer laminate wood flooring and an open layout with abundant windows that bring in beautiful natural light. The kitchen includes a pantry, eating bar, and all appliances. Interior paint has been updated within the last few years, giving the home a clean and refreshed feel. Upstairs bedrooms offer comfortable living space and great easterly views to start your mornings. Loft area perfect for an office space or flex room. Primary offers vaulted ceilings, walk in closet and on suite bathroom. Outside you will find a single car garage and a large fenced backyard with plenty of room to relax or garden. A great opportunity for a first time buyer or someone looking for an affordable investment.

Key facts

• Pantry
• Abundant windows
• Open layout

Tags

• TWO STORY TOWNHOME
• NEWER LAMINATE WOOD FLOORING
• OPEN LAYOUT
• ABUNDANT WINDOWS
• PANTRY
• EATING BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $245k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (33.9% below list).
• Recommended offer: $162k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.9% in Madras — 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 67/100 on livability (#180 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime D-, commute F.
• Jefferson County SD 509J (rural): math 19% / reading 30% proficiency, ranked #55 of 58 in OR (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Madras Elementary School (math 17% / reading 22%, grade F, #377 of 412 statewide, top 93%, 363 students, 94% FRL); Jefferson County Middle School (math 21% / reading 39%, grade F, #84 of 128 statewide, top 66%, 473 students, 94% FRL); Madras High School (math 8% / reading 47%, grade F, #114 of 143 statewide, top 80%, 781 students, 93% FRL) — zoned schools average 94% FRL vs 77% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 108 units permitted in Jefferson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $203k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $161,825 (33.9% 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 78 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-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 D 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. 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?
9. 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.
10. 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.
11. 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: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $115,496
• Equity at exit: $220,625

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $354,019
• Equity at exit: $475,787

Cash invested: $68,572 (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 97741

• Home prices YoY: 5.3%
• Active inventory: 260
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$102
• HOA: −$4
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-280

Break-even live

Break-even rent $1,973

Max offer price $195,460

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-211	+0% $-280	+5% $-349	+10% $-418
Rent	-10% $-408	-5% $-344	+0% $-280	+5% $-216	+10% $-152
Rate	-1.0pp $-157	-0.5pp $-218	base $-280	+0.5pp $-343	+1.0pp $-408

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 SE 8th St Madras, OR	3.0	1.0	1178	$1,550	$1.32	45d	1	0.58mi
366 SW M St Madras, OR	2.0–3.0	1.0–2.0	900	$1,725	$1.92	45d	4	0.82mi
137 NE Pine St Unit 137 Madras, OR	2.0	1.0	937	$1,350	$1.44	45d	1	1.01mi
141 NE Pine St Unit 141 Madras, OR	2.0	1.0	937	$1,250	$1.33	45d	1	1.01mi
1392 SE Yarrow Ave Madras, OR	1.0–3.0	1.0–2.0	904	$1,995	$2.21	45d	12	1.06mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 16 events

1. 2026-05-18
   price $244,900 987-char remark

   Show marketing remark (987 chars)

   Looking for an affordable place to call home without sacrificing space or comfort? This two story townhome in Strawberry Heights offers just that. With 1,490 square feet, 3 bedrooms, and 2.5 baths, there is room to spread out while still keeping maintenance simple. The main level features newer laminate wood flooring and an open layout with abundant windows that bring in beautiful natural light. The kitchen includes a pantry, eating bar, and all appliances. Interior paint has been updated within the last few years, giving the home a clean and refreshed feel. Upstairs bedrooms offer comfortable living space and great easterly views to start your mornings. Loft area perfect for an office space or flex room. Primary offers vaulted ceilings, walk in closet and on suite bathroom. Outside you will find a single car garage and a large fenced backyard with plenty of room to relax or garden. A great opportunity for a first time buyer or someone looking for an affordable investment.

2. 2026-04-28
   price $249,900 987-char remark

   Show marketing remark (987 chars)

   Looking for an affordable place to call home without sacrificing space or comfort? This two story townhome in Strawberry Heights offers just that. With 1,490 square feet, 3 bedrooms, and 2.5 baths, there is room to spread out while still keeping maintenance simple. The main level features newer laminate wood flooring and an open layout with abundant windows that bring in beautiful natural light. The kitchen includes a pantry, eating bar, and all appliances. Interior paint has been updated within the last few years, giving the home a clean and refreshed feel. Upstairs bedrooms offer comfortable living space and great easterly views to start your mornings. Loft area perfect for an office space or flex room. Primary offers vaulted ceilings, walk in closet and on suite bathroom. Outside you will find a single car garage and a large fenced backyard with plenty of room to relax or garden. A great opportunity for a first time buyer or someone looking for an affordable investment.

3. 2026-04-17
   price $259,900 987-char remark

   Show marketing remark (987 chars)

   Looking for an affordable place to call home without sacrificing space or comfort? This two story townhome in Strawberry Heights offers just that. With 1,490 square feet, 3 bedrooms, and 2.5 baths, there is room to spread out while still keeping maintenance simple. The main level features newer laminate wood flooring and an open layout with abundant windows that bring in beautiful natural light. The kitchen includes a pantry, eating bar, and all appliances. Interior paint has been updated within the last few years, giving the home a clean and refreshed feel. Upstairs bedrooms offer comfortable living space and great easterly views to start your mornings. Loft area perfect for an office space or flex room. Primary offers vaulted ceilings, walk in closet and on suite bathroom. Outside you will find a single car garage and a large fenced backyard with plenty of room to relax or garden. A great opportunity for a first time buyer or someone looking for an affordable investment.

4. 2026-03-28
   price $269,900 987-char remark

   Show marketing remark (987 chars)

   Looking for an affordable place to call home without sacrificing space or comfort? This two story townhome in Strawberry Heights offers just that. With 1,490 square feet, 3 bedrooms, and 2.5 baths, there is room to spread out while still keeping maintenance simple. The main level features newer laminate wood flooring and an open layout with abundant windows that bring in beautiful natural light. The kitchen includes a pantry, eating bar, and all appliances. Interior paint has been updated within the last few years, giving the home a clean and refreshed feel. Upstairs bedrooms offer comfortable living space and great easterly views to start your mornings. Loft area perfect for an office space or flex room. Primary offers vaulted ceilings, walk in closet and on suite bathroom. Outside you will find a single car garage and a large fenced backyard with plenty of room to relax or garden. A great opportunity for a first time buyer or someone looking for an affordable investment.

5. 2026-03-10
   listed $279,900 Active 987-char remark

   Show marketing remark (987 chars)

   Looking for an affordable place to call home without sacrificing space or comfort? This two story townhome in Strawberry Heights offers just that. With 1,490 square feet, 3 bedrooms, and 2.5 baths, there is room to spread out while still keeping maintenance simple. The main level features newer laminate wood flooring and an open layout with abundant windows that bring in beautiful natural light. The kitchen includes a pantry, eating bar, and all appliances. Interior paint has been updated within the last few years, giving the home a clean and refreshed feel. Upstairs bedrooms offer comfortable living space and great easterly views to start your mornings. Loft area perfect for an office space or flex room. Primary offers vaulted ceilings, walk in closet and on suite bathroom. Outside you will find a single car garage and a large fenced backyard with plenty of room to relax or garden. A great opportunity for a first time buyer or someone looking for an affordable investment.

6. 2022-10-15
   historical
7. 2022-09-03
   price $264,900
8. 2022-07-29
   listed $269,900 Active
9. 2020-12-18
   soldstatus $203,000 Closed
10. 2020-12-18
    soldstatus $203,000
11. 2020-10-19
    status Pending
12. 2020-10-15
    listed $199,900 Active
13. 2010-03-26
    soldstatus $60,000
14. 2008-10-01
    historical
15. 2007-10-22
    listed $167,900
16. 2005-12-21
    soldstatus $155,000

ⓘ 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: $2,016 · $168/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$360/yr (+$30/mo · 17.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,419
• − Mortgage interest: −$13,718
• − Property taxes: −$2,016
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$48
• − Depreciation: −$7,124
• Taxable loss: −$7,819
• Est. tax savings @ 24.0%: +$1,876
• After-tax cash flow: $-1,482/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: Jefferson County SD 509J
• NCES district ID: 4106740
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $42,663
• Composite: 20.9/100
• National rank: #8488
• State rank: #55 of 58 in OR

Livability — Madras

• Score: 67/100
• State rank: #180
• US rank: #11012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madras, OR
• County: Jefferson County · 13,663 people
• City population: 13,663
• Metro: The Dalles, OR
• Population (ZIP): 13,663
• Household income: $70,983
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 466.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 24,040 people
• By 2030: 24,631 · +2.5%
• By 2040: 25,499 · +6.1%
• By 2050: 25,801 · +7.3%
• By 2075: 25,682 · +6.8%
• By 2100: 22,222 · -7.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 27% Two or more races 19% Native American 8%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Portuguese 2% Italian 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 20%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+30.2) · D 33.6% · R 63.8% · Other 2.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -8.7pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+23.5 2016: R+27.6 2012: R+16.8 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.68%
• Current HPI: 590.9612
• Rent YoY: —
• Metro: The Dalles, OR
• 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

+58.0% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $244,900 MLSCO
• 2026-04-28 Price Changed $249,900 MLSCO
• 2026-04-17 Price Changed $259,900 MLSCO
• 2026-03-28 Price Changed $269,900 MLSCO
• 2026-03-10 Listed $279,900 MLSCO
• 2022-10-15 Listing Removed — MLSCO
• 2022-09-03 Price Changed $264,900 MLSCO
• 2022-07-29 Listed $269,900 MLSCO
• 2020-12-18 Sold (Public Records) $203,000 Public Records
• 2020-12-18 Sold (MLS) $203,000 MLSCO
• 2020-10-19 Pending — MLSCO
• 2020-10-15 Listed $199,900 MLSCO
• 2010-03-26 Sold (Public Records) $60,000 Public Records
• 2008-10-01 Listing Removed — MLSCO
• 2007-10-22 Listed $167,900 MLSCO
• 2005-12-21 Sold (Public Records) $155,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,016 · +1.7% YoY. Source: county tax records.