71614 Fishhawk Rd · Westport, OR 97016

$208,700

3 bd · 2.0 ba · 1,148 sqft · Other public records · 180 Days on market

Built 2003 10,454 sqft lot $182/sqft · 15% below area Est $348k · 40% under $410/mo HOA · 22% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• 1% rule +4.1/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity at Fishhawk Lake! With a clean and some minor cosmetic repairs, this home is move-in ready! Originally constructed by a renowned local builder, this property is now a "diamond in the rough" being sold as a short sale (subject to bank approval). The versatile floor plan is perfect for any age, featuring a level lot and a living room with views of the lake located just across the street. With an oversized garage, additional parking pad, and a covered patio, there is plenty of room for storage and sweat equity. Enjoy the incredible Fishhawk Lake lifestyle—including fishing, boating, tennis, and swimming—all just 90 minutes from Portland. This home is sold strictly as-is; come restore this custom build to its former glory!

Key facts

• Level lot
• Covered patio
• Living room views

Tags

• LEVEL LOT
• LIVING ROOM VIEWS
• OVERSIZED GARAGE
• ADDITIONAL PARKING PAD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $209k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (9.1% below list).
• Recommended offer: $144k (31.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#288 in OR) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A-, housing B; Watch: health & safety C-, amenities F, commute F.
• Vernonia SD 47J (rural): math 23% / reading 38% proficiency, ranked #153 of 183 in OR (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mist Elementary School (30 students, 10% FRL); Vernonia Middle School (math 15% / reading 27%, grade F, #123 of 128 statewide, top 96%, 123 students, 44% FRL); Vernonia High School (math 30% / reading 70%, grade D+, #32 of 143 statewide, top 34%, 184 students, 30% FRL).
• Market conditions: 84 active listings in the ZIP; 55 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Columbia County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,886 (31.1% 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 180 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.91% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 9.2

CMA / ARV

• ARV (median comp): $347,669
• List price: $208,700
• Delta: -39.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -29.2%
• Equity multiple: 0.03×
• Total profit: $-56,897
• Equity at exit: $31,118

10-year hold

• IRR: -28.7%
• Equity multiple: -0.34×
• Total profit: $-78,462
• Equity at exit: $18,045

Cash invested: $58,436 (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 97016

• Home prices YoY: -17.4%
• Active inventory: 84
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$1,094
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$410
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-367

Break-even live

Break-even rent $2,362

Max offer price $143,886

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-308	+0% $-367	+5% $-426	+10% $-485
Rent	-10% $-517	-5% $-442	+0% $-367	+5% $-292	+10% $-217
Rate	-1.0pp $-262	-0.5pp $-314	base $-367	+0.5pp $-421	+1.0pp $-476

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: $52,175
• Closing costs: $6,261
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $410 · $4,920/yr

Listing history 27 events

1. 2026-06-21
   days on market $208,700 Active 180 DOM
2. 2026-06-21
   days on market $208,700 Active 179 DOM
3. 2026-06-18
   days on market $208,700 Active 177 DOM
4. 2026-06-17
   days on market $208,700 Active 176 DOM
5. 2026-06-16
   days on market $208,700 Active 175 DOM
6. 2026-06-15
   days on market $208,700 Active 174 DOM
7. 2026-06-13
   days on market $208,700 Active 172 DOM
8. 2026-06-12
   days on market $208,700 Active 171 DOM
9. 2026-06-09
   days on market $208,700 Active 168 DOM
10. 2026-06-08
    days on market $208,700 Active 167 DOM
11. 2026-06-08
    days on market $208,700 Active 166 DOM
12. 2026-06-05
    days on market $208,700 Active 164 DOM
13. 2026-06-04
    days on market $208,700 Active 162 DOM
14. 2026-06-02
    days on market $208,700 Active 161 DOM
15. 2026-06-01
    days on market $208,700 Active 160 DOM
16. 2026-05-31
    days on market $208,700 Active 159 DOM
17. 2025-12-23
    listed $208,700 Active 773-char remark

    Show marketing remark (773 chars)

    Investment Opportunity at Fishhawk Lake! With a clean and some minor cosmetic repairs, this home is move-in ready! Originally constructed by a renowned local builder, this property is now a "diamond in the rough" being sold as a short sale (subject to bank approval). The versatile floor plan is perfect for any age, featuring a level lot and a living room with views of the lake located just across the street. With an oversized garage, additional parking pad, and a covered patio, there is plenty of room for storage and sweat equity. Enjoy the incredible Fishhawk Lake lifestyle—including fishing, boating, tennis, and swimming—all just 90 minutes from Portland. This home is sold strictly as-is; come restore this custom build to its former glory!

18. 2021-07-23
    soldstatus $280,000 Sold 489-char remark

    Show marketing remark (489 chars)

    Custom built by local renown builder, one-story, well-maintained and clean home is built for any age! Retired? Young kids? This home will work for either or all.You can see the lake from the living room.The lake is just across the street!Oversized garage, parking pad, covered patio and level lot make for great storage, sitting outside and taking in all of the beautiful seasons of Fishhawk Lake.Lake amenities incl:fishing,boating,tennis,swimming&more. 90 mins from Ptld to Paradise!

19. 2021-07-23
    soldstatus $280,000

    Show marketing remark (489 chars)

    Custom built by local renown builder, one-story, well-maintained and clean home is built for any age! Retired? Young kids? This home will work for either or all.You can see the lake from the living room.The lake is just across the street!Oversized garage, parking pad, covered patio and level lot make for great storage, sitting outside and taking in all of the beautiful seasons of Fishhawk Lake.Lake amenities incl:fishing,boating,tennis,swimming&more. 90 mins from Ptld to Paradise!

20. 2021-06-02
    status Pending 489-char remark

    Show marketing remark (489 chars)

    Custom built by local renown builder, one-story, well-maintained and clean home is built for any age! Retired? Young kids? This home will work for either or all.You can see the lake from the living room.The lake is just across the street!Oversized garage, parking pad, covered patio and level lot make for great storage, sitting outside and taking in all of the beautiful seasons of Fishhawk Lake.Lake amenities incl:fishing,boating,tennis,swimming&more. 90 mins from Ptld to Paradise!

21. 2021-03-29
    listed $280,000 Active 489-char remark

    Show marketing remark (489 chars)

    Custom built by local renown builder, one-story, well-maintained and clean home is built for any age! Retired? Young kids? This home will work for either or all.You can see the lake from the living room.The lake is just across the street!Oversized garage, parking pad, covered patio and level lot make for great storage, sitting outside and taking in all of the beautiful seasons of Fishhawk Lake.Lake amenities incl:fishing,boating,tennis,swimming&more. 90 mins from Ptld to Paradise!

22. 2006-10-26
    soldstatus $179,900
23. 2006-10-26
    soldstatus $179,900
24. 2006-10-01
    historical
25. 2006-05-18
    listed $179,900
26. 2003-03-03
    soldstatus $9,000
27. 2002-09-05
    listed $12,100

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $2,494 · $208/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,767
• − Mortgage interest: −$11,690
• − Property taxes: −$2,494
• − Insurance: −$1,841
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − HOA: −$4,920
• − Depreciation: −$6,071
• Taxable loss: −$7,893
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $-2,509/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: Vernonia SD 47J
• NCES district ID: 4112930
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $51,518
• Composite: 29.55/100
• National rank: #11761
• State rank: #153 of 183 in OR

Livability — Westport

• Score: 60/100
• State rank: #288
• US rank: #19331

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,568

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 49,620 people
• By 2030: 48,957 · -1.3%
• By 2040: 46,860 · -5.6%
• By 2050: 44,383 · -10.6%
• By 2075: 39,333 · -20.7%
• By 2100: 34,038 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 3% Pacific Islander 2% Black 1%
• Common ancestry: Portuguese 6% Italian 3% Iranian 2%
• Foreign-born: 5% · South Korea
• Languages at home: 98% English-only · Arabic 1% Spanish 1% French/Haitian/Cajun 0%

Political lean MEDSL · Columbia

• 2024 margin: R (+13.9) · D 41.4% · R 55.3% · Other 3.4%
• 2008→2024 swing: -25.9pp toward R · 2008: 12.0pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+10.3 2016: R+12.0 2012: D+5.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.00%
• Current HPI: 326.4673
• 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

+1624.8% since first listed

11 events — show timeline

• 2025-12-23 Listed $208,700 RMLS
• 2021-07-23 Sold (Public Records) $280,000 Public Records
• 2021-07-23 Sold (MLS) $280,000 RMLS
• 2021-06-02 Pending — RMLS
• 2021-03-29 Listed $280,000 RMLS
• 2006-10-26 Sold (Public Records) $179,900 Public Records
• 2006-10-26 Sold (MLS) $179,900 RMLS
• 2006-10-01 Delisted — RMLS
• 2006-05-18 Listed $179,900 RMLS
• 2003-03-03 Sold (MLS) $9,000 RMLS
• 2002-09-05 Listed $12,100 RMLS

Property tax history

+3.1%/yr

Latest (2025): $2,494 · +1.9% YoY. Source: county tax records.