541 NW Churchman · Willamina, OR 97396

$224,942

3 bd · 1.0 ba · 1,322 sqft · SingleFamily public records · 588 Days on market

Built 1897 0.44 ac lot $170/sqft · 40% below area Est $372k · 40% under

---

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 +10.9/30.0
• Appreciation +9.2/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0

Listing remarks MLS

Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Wllamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

Key facts

• R-2 zoning potential
• Flexible large lot
• 0.44 acre lot

Tags

• R-2 ZONING POTENTIAL
• FLEXIBLE LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (27.8% below list).
• Recommended offer: $162k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% in Willamina — 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 62/100 on livability (#247 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D+, schools F, amenities F.
• Willamina SD 30J (rural): math 13% / reading 31% proficiency, ranked #177 of 183 in OR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $19k appreciation (8.4% local appreciation)).
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 588 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $225k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,500 (27.8% 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 588 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.72% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (median comp): $372,450
• List price: $224,942
• Delta: -39.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 NE C St	0.18mi	3/1.0	1,295 (-2%)	6mo	$269,900	$208	83
131 NE 2nd St	0.13mi	2/1.0 (-1)	1,275 (-4%)	2mo	$263,000	$206	81
414 NW 5th St	0.15mi	3/2.0	1,400 (+6%)	10mo	$250,091	$179	71
1017 NW Highlands Loop	0.27mi	3/3.0	1,222 (-8%)	2mo	$385,000	$315	65
351 NW Hope Ct	0.21mi	3/2.0	1,450 (+10%)	10mo	$388,000	$268	62
750 NE 5th St	0.45mi	3/2.0	1,230 (-7%)	3mo	$344,900	$280	61
390 SW Ash St	0.34mi	4/2.0 (+1)	1,424 (+8%)	3mo	$386,000	$271	60
368 NE Yamhill St	0.34mi	4/1.0 (+1)	1,485 (+12%)	6mo	$362,000	$244	53
750 SW Pioneer Ct	0.63mi	3/2.0	1,408 (+6%)	6mo	$350,000	$249	50
253 SE Polk St	0.40mi	3/2.0	1,512 (+14%)	4mo	$370,000	$245	50
1422 SW Pioneer Dr	0.65mi	3/2.0	1,441 (+9%)	11mo	$385,000	$267	42
1532 SW Pioneer Dr	0.71mi	3/3.0	1,445 (+9%)	8mo	$319,000	$221	37

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

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.46×
• Total profit: $91,752
• Equity at exit: $176,627

10-year hold

• IRR: 18.0%
• Equity multiple: 5.30×
• Total profit: $270,996
• Equity at exit: $356,216

Cash invested: $62,984 (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 97396

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-98

Break-even live

Break-even rent $1,749

Max offer price $207,695

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: $56,236
• Closing costs: $6,748
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 NW Willamina Dr Willamina, OR	2.0	1.0	890	$1,625	$1.83	11d	1	0.05mi

Listing history 24 events

1. 2026-05-31
   days on market $224,942 Active 588 DOM
2. 2025-12-01
   status Active 521-char remark

   Show marketing remark (522 chars)

   Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

3. 2025-12-01
   status Active 522-char remark

   Show marketing remark (522 chars)

   Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

4. 2025-12-01
   historical 522-char remark

   Show marketing remark (522 chars)

   Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

5. 2025-05-03
   status Active 521-char remark

   Show marketing remark (522 chars)

   Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

6. 2025-05-03
   status Active 522-char remark

   Show marketing remark (522 chars)

   Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

7. 2025-05-01
   historical 522-char remark

   Show marketing remark (522 chars)

   Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

8. 2025-01-29
   price $224,942 522-char remark

   Show marketing remark (522 chars)

   Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

9. 2025-01-28
   price $224,942 521-char remark

   Show marketing remark (521 chars)

   Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Wllamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

10. 2025-01-22
    price $229,942 522-char remark

    Show marketing remark (522 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

11. 2025-01-21
    price $229,942 521-char remark

    Show marketing remark (521 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Wllamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

12. 2025-01-15
    price $234,942 522-char remark

    Show marketing remark (522 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

13. 2025-01-14
    price $234,942 521-char remark

    Show marketing remark (521 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Wllamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

14. 2025-01-08
    price $239,942 522-char remark

    Show marketing remark (522 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

15. 2025-01-07
    price $239,942 521-char remark

    Show marketing remark (521 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Wllamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

16. 2025-01-01
    price $244,942 522-char remark

    Show marketing remark (522 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

17. 2024-12-31
    price $244,942 521-char remark

    Show marketing remark (521 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Wllamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

18. 2024-10-18
    listed $249,942 Active 521-char remark

    Show marketing remark (521 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Wllamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

19. 2024-10-17
    listed $249,942 Active 522-char remark

    Show marketing remark (522 chars)

    Exceptional investment opportunity! This property sits on a spacious 0.44-acre lot in the heart of Willamina, perfectly located halfway between Salem and the Oregon Coast. With R-2 zoning, this parcel offers potential—whether you’re envisioning development, or simply enjoying the space for personal use. The large lot provides flexibility and room to dream, making it a fantastic choice for investors and homeowners alike. Best of both worlds, small town living just minutes from Salem and all it's amenities!

20. 2023-12-15
    soldstatus $110,000
21. 2017-02-21
    soldstatus $110,000
22. 2000-06-26
    soldstatus $65,000
23. 2000-06-26
    soldstatus $55,141
24. 1997-10-15
    soldstatus $65,500

ⓘ 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: $1,296 · $108/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$886/yr (+$74/mo · 68.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,500
• − Mortgage interest: −$12,600
• − Property taxes: −$1,296
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$6,544
• Taxable loss: −$5,185
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $73/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: Willamina SD 30J
• NCES district ID: 4113350
• Math proficiency: 13% ▼ -3.00%
• Reading proficiency: 31% ▲ 3.00%
• Median HH income: $42,426
• Composite: 21.97/100
• National rank: #13548
• State rank: #177 of 183 in OR

Livability — Willamina

• Score: 62/100
• State rank: #247
• US rank: #17087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willamina, OR
• Population (ZIP): 3,447

Population outlook (Yamhill County) Hauer SSP2

• Today (2025): 109,295 people
• By 2030: 112,060 · +2.5%
• By 2040: 115,975 · +6.1%
• By 2050: 118,155 · +8.1%
• By 2075: 120,968 · +10.7%
• By 2100: 116,163 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 10% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 9% Italian 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Yamhill

• 2024 margin: Lean R (+6.1) · D 45.3% · R 51.4% · Other 3.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -1.4pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+4.0 2016: R+8.8 2012: R+6.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 347.9336
• 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

+243.4% since first listed

23 events — show timeline

• 2025-12-01 Relisted — RMLS
• 2025-12-01 Relisted — WVMLS
• 2025-12-01 Listing Removed — WVMLS
• 2025-05-03 Relisted — RMLS
• 2025-05-03 Relisted — WVMLS
• 2025-05-01 Listing Removed — WVMLS
• 2025-01-29 Price Changed $224,942 WVMLS
• 2025-01-28 Price Changed $224,942 RMLS
• 2025-01-22 Price Changed $229,942 WVMLS
• 2025-01-21 Price Changed $229,942 RMLS
• 2025-01-15 Price Changed $234,942 WVMLS
• 2025-01-14 Price Changed $234,942 RMLS
• 2025-01-08 Price Changed $239,942 WVMLS
• 2025-01-07 Price Changed $239,942 RMLS
• 2025-01-01 Price Changed $244,942 WVMLS
• 2024-12-31 Price Changed $244,942 RMLS
• 2024-10-18 Listed $249,942 RMLS
• 2024-10-17 Listed $249,942 WVMLS
• 2023-12-15 Sold (Public Records) $110,000 Public Records
• 2017-02-21 Sold (Public Records) $110,000 Public Records
• 2000-06-26 Sold (Public Records) $55,141 Public Records
• 2000-06-26 Sold (Public Records) $65,000 Public Records
• 1997-10-15 Sold (Public Records) $65,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,296 · +3.4% YoY. Source: county tax records.