1030 Forest Heights St · Sutherlin, OR 97479

$239,900

4 bd · 4.0 ba · 2,438 sqft · SingleFamily public records · 43 Days on market

Built 2019 8,712 sqft lot ↓ 43% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity awaits at 1030 Forest Heights in Sutherlin, OR—a partially completed home in the sought-after Forest Heights subdivision, ready for you to finish to your vision. Ideal for investors, builders, or homeowners eager to customize and build equity, this project already has a durable composition roof, lap siding, vinyl windows, and a finished concrete driveway in place. Inside, the home is a blank canvas, awaiting plumbing, electrical, HVAC, insulation, drywall, and all interior finishes. Whether you plan to create your dream home or complete it for resale, this property offers a rare chance to take over a promising build with significant progress made. Don’t mi

Key facts

• Vinyl windows
• Lap siding
• Composition roof

Tags

• COMPOSITION ROOF
• LAP SIDING
• VINYL WINDOWS
• FINISHED CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Property zoned RH; Lot roughly 0.2 acre (7,000–9,999 sq ft range)

Exterior

• Parking: Driveway and on-street parking; Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity and gas available; DSL internet service
• Home design: Single-family residence (residential); Under construction / new construction; Two-story layout (main and upper levels); Mountain and valley views
• Construction: Built in 2019; Concrete perimeter and stem wall foundation
• Exterior features: Lap siding exterior; Composition roof; Public road access; Paved road frontage; Lot is gentle sloping to level

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Primary bedroom on the upper level; Second bedroom on the upper level; Third bedroom on the upper level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; No central cooling listed
• Interior features: Accessible design with a main-level utility/laundry room; Double-pane windows with vinyl frames; Crawl space basement
• Laundry & utility: Laundry/utility room on the main level

🏗️ New construction. The $239,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $404,061.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-754 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (7.0% below list).
• Recommended offer: $223k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#135 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Sutherlin SD 130 (town): math 19% / reading 40% proficiency, ranked #47 of 58 in OR (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Sutherlin Primary School (296 students, 67% FRL); Sutherlin Middle School (math 17% / reading 37%, grade F, #96 of 128 statewide, top 78%, 289 students, 65% FRL); Sutherlin High School (math 24% / reading 44%, grade F, #94 of 143 statewide, top 70%, 361 students, 83% FRL) — zoned schools average 72% FRL vs 55% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $223,078 (7.0% 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 43 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.55% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.99%
• DSCR: 0.64
• GRM: 15.1

CMA / ARV

• ARV (median comp): $404,061
• List price: $239,900
• Delta: -40.63%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
835 Forest Heights St	0.18mi	3/3.0 (-1)	2,492 (+2%)	15mo	$425,000	$171	66
1028 Forest Heights St	0.01mi	3/3.0 (-1)	2,120 (-13%)	7mo	$370,000	$175	63
998 Forest Heights St	0.05mi	3/3.0 (-1)	2,073 (-15%)	16mo	$223,250	$108	51

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: -30.4%
• Equity multiple: -0.00×
• Total profit: $-113,603
• Equity at exit: $60,247

10-year hold

• IRR: -32.6%
• Equity multiple: -0.43×
• Total profit: $-161,275
• Equity at exit: $34,936

Cash invested: $113,137 (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 97479

• Home prices YoY: -19.2%
• Active inventory: 109
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$2,119
• Tax from tax record: −$229 /mo · $2,742/yr
• Insurance: −$168
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-754

Break-even live

Break-even rent $3,185

Max offer price $270,949

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: $101,015
• Closing costs: $12,122
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $239,900 Active 43 DOM
2. 2026-06-18
   days on market $239,900 Active 42 DOM
3. 2026-06-17
   days on market $239,900 Active 41 DOM
4. 2026-06-16
   days on market $239,900 Active 40 DOM
5. 2026-06-15
   days on market $239,900 Active 39 DOM
6. 2026-06-14
   days on market $239,900 Active 37 DOM
7. 2026-06-12
   days on market $239,900 Active 36 DOM
8. 2026-06-09
   days on market $239,900 Active 33 DOM
9. 2026-06-08
   days on market $239,900 Active 32 DOM
10. 2026-06-07
    days on market $239,900 Active 31 DOM
11. 2026-06-03
    days on market $239,900 Active 27 DOM
12. 2026-06-02
    days on market $239,900 Active 26 DOM
13. 2026-06-01
    days on market $239,900 Active 25 DOM
14. 2026-05-31
    days on market $239,900 Active 24 DOM
15. 2026-05-30
    days on market $239,900 Active 23 DOM
16. 2026-05-07
    listed $239,900 Active 905-char remark
17. 2022-07-27
    soldstatus $535,160
18. 2018-08-21
    soldstatus $616,000
19. 2013-12-30
    soldstatus $417,857

ⓘ 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: $2,742 · $229/mo
• Projected year-2 tax: $2,742 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,769
• − Mortgage interest: −$22,634
• − Property taxes: −$2,742
• − Insurance: −$2,020
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$11,755
• Taxable loss: −$16,665
• Est. tax savings @ 24.0%: +$4,000
• After-tax cash flow: $-5,043/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: Sutherlin SD 130
• NCES district ID: 4111940
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 40% ▼ -14.00%
• Median HH income: $40,425
• Composite: 24.79/100
• National rank: #7598
• State rank: #47 of 58 in OR

Livability — Sutherlin

• Score: 70/100
• State rank: #135
• US rank: #7711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sutherlin, OR
• Population (ZIP): 10,479

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 105,191 people
• By 2030: 102,664 · -2.4%
• By 2040: 96,668 · -8.1%
• By 2050: 91,279 · -13.2%
• By 2075: 79,395 · -24.5%
• By 2100: 66,107 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+37.7) · D 29.9% · R 67.6% · Other 2.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -20.1pp · 2024: -37.7pp
• All cycles: 2024: R+37.7 2020: R+37.5 2016: R+39.4 2012: R+27.6 2008: R+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.34%
• Current HPI: 328.8614
• 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

-42.6% since first listed

4 events — show timeline

• 2026-05-07 Listed $239,900 RMLS
• 2022-07-27 Sold (Public Records) $535,160 Public Records
• 2018-08-21 Sold (Public Records) $616,000 Public Records
• 2013-12-30 Sold (Public Records) $417,857 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,742 · +2.6% YoY. Source: county tax records.