703 Main St · Yoncalla, OR 97499

$172,250

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 181 Days on market

Built 1990 7,405 sqft lot $150/sqft · 43% below area Est $301k · 43% under ↓ 31% since listing

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Why this score? — see what drove the C- 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 +11.5/30.0
• Appreciation +6.8/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Rambler style single family home offers 3 bedrooms and 2 bathrooms with approximately 1152 square feet of living space on a 0.34 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. There are no inspection or financing contingencies on this cash only purchase.

Key facts

• 7,405 sq ft lot
• Built 1990
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-57 ($-678/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (23.2% below list).
• Recommended offer: $132k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#166 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Yoncalla SD 32 (rural): math 20% / reading 45% proficiency, ranked #152 of 183 in OR (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,250 (23.2% 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 181 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (median comp): $300,991
• List price: $172,250
• Delta: -42.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 First St	0.30mi	2/2.0 (-1)	1,140 (-1%)	12mo	$297,500	$261	69
497 Bridges St	0.26mi	3/1.0	1,088 (-6%)	13mo	$274,999	$253	64
425 Anne St Lot 2	0.20mi	3/2.0	1,288 (+12%)	16mo	$333,000	$259	58
278 3rd St	0.37mi	3/1.0	1,208 (+5%)	22mo	$236,000	$195	52
275 Applegate Ave	0.31mi	2/1.0 (-1)	1,310 (+14%)	20mo	$243,000	$185	37

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

Projected returns pro-forma

3.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.47×
• Total profit: $22,642
• Equity at exit: $83,329

10-year hold

• IRR: 10.2%
• Equity multiple: 2.64×
• Total profit: $78,955
• Equity at exit: $133,191

Cash invested: $48,230 (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 97499

• Home prices YoY: 1.1%
• Active inventory: 26
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$903
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-57

Break-even live

Break-even rent $1,394

Max offer price $162,268

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-8	+0% $-57	+5% $-105	+10% $-154
Rent	-10% $-161	-5% $-109	+0% $-57	+5% $-4	+10% $48
Rate	-1.0pp $30	-0.5pp $-13	base $-57	+0.5pp $-101	+1.0pp $-147

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: $43,062
• Closing costs: $5,168
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Cedar St #1 Yoncalla, OR	2.0	1.0	900	$1,295	$1.44	14d	1	0.41mi
707 Cedar St #2 Yoncalla, OR	2.0	1.0	900	$1,350	$1.50	44d	1	0.41mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $172,250 Pending 181 DOM
2. 2026-06-03
   days on market $172,250 Active 180 DOM
3. 2026-06-02
   days on market $172,250 Active 179 DOM
4. 2026-06-01
   days on market $172,250 Active 178 DOM
5. 2026-05-31
   days on market $172,250 Active 177 DOM
6. 2026-05-30
   days on market $172,250 Active 176 DOM
7. 2026-04-10
   price $172,250 302-char remark

   Show marketing remark (302 chars)

   This Rambler style single family home offers 3 bedrooms and 2 bathrooms with approximately 1152 square feet of living space on a 0.34 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. There are no inspection or financing contingencies on this cash only purchase.

8. 2025-12-04
   listed $196,100 Active 302-char remark

   Show marketing remark (302 chars)

   This Rambler style single family home offers 3 bedrooms and 2 bathrooms with approximately 1152 square feet of living space on a 0.34 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. There are no inspection or financing contingencies on this cash only purchase.

9. 2025-12-01
   soldstatus $196,100
10. 2021-11-02
    soldstatus $258,000 Sold 358-char remark

    Show marketing remark (358 chars)

    End of the road privacy! 3 bedroom, 2 bath, stick-built home on oversized 1/3 acre lot with HUGE fenced yard! 36 x 24 carport has 3 sides enclosed and a storage shed. Inside is new ductless heat pump, wood floors, spacious master suite, and slider that opens to large covered deck! Wood stove was removed, but chimney left for new buyers to add if they like!

11. 2021-11-01
    soldstatus $258,000
12. 2021-11-01
    soldstatus $258,000
13. 2021-08-11
    status Pending 358-char remark

    Show marketing remark (358 chars)

    End of the road privacy! 3 bedroom, 2 bath, stick-built home on oversized 1/3 acre lot with HUGE fenced yard! 36 x 24 carport has 3 sides enclosed and a storage shed. Inside is new ductless heat pump, wood floors, spacious master suite, and slider that opens to large covered deck! Wood stove was removed, but chimney left for new buyers to add if they like!

14. 2021-08-10
    listed $258,000
15. 2021-08-08
    listed $249,900 Active 358-char remark

    Show marketing remark (358 chars)

    End of the road privacy! 3 bedroom, 2 bath, stick-built home on oversized 1/3 acre lot with HUGE fenced yard! 36 x 24 carport has 3 sides enclosed and a storage shed. Inside is new ductless heat pump, wood floors, spacious master suite, and slider that opens to large covered deck! Wood stove was removed, but chimney left for new buyers to add if they like!

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: +$156/yr (+$13/mo · 10.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone D · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,870
• − Mortgage interest: −$9,649
• − Property taxes: −$1,515
• − Insurance: −$861
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$5,011
• Taxable loss: −$3,705
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $211/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: Yoncalla SD 32
• NCES district ID: 4113650
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $38,843
• Composite: 29.9/100
• National rank: #11677
• State rank: #152 of 183 in OR

Livability — Yoncalla

• Score: 68/100
• State rank: #166
• US rank: #9840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yoncalla, OR
• Population (ZIP): 1,836

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 (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 4% Iranian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 3.60%
• Current HPI: 325.1786
• 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

-31.1% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $172,250 MLSCO
• 2025-12-04 Listed $196,100 MLSCO
• 2025-12-01 Sold (Public Records) $196,100 Public Records
• 2021-11-02 Sold (MLS) $258,000 RMLS
• 2021-11-01 Sold (Public Records) $258,000 Public Records
• 2021-11-01 Sold (MLS) $258,000 WVMLS
• 2021-08-11 Pending — RMLS
• 2021-08-10 Listed $258,000 WVMLS
• 2021-08-08 Listed $249,900 RMLS

Property tax history

+2.8%/yr

Latest (2025): $1,515 · +3.0% YoY. Source: county tax records.