1530 Tamarack St · Sweet Home, OR 97386

$99,900

3 bd · 2.0 ba · 1,512 sqft · Land · 21 Days on market

Built 1988 $66/sqft · 18% below area Est $85k · 18% over

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy this beautifully landscaped, low-maintenance backyard complete with a potting station and storage shed for all your tools and belongings. Relax on two covered decks—one in the front and one in the backyard—perfect for year-round enjoyment. Step inside to a functional layout featuring a primary suite with ensuite on one end of the home, and two additional bedrooms with a full bathroom on the other. The primary bathroom offers a walk-in shower, and a ramped front entry provides easy access. The kitchen has been updated with warm wood butcher block countertops, and durable laminate and linoleum flooring throughout makes for easy cleaning and everyday living.

Key facts

• Covered deck
• Newer roof
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• COVERED DECK
• FULLY FENCED YARD
• NEWER ROOF
• HEAT PUMP WITH A/C

Property features AI

Finance

• Other: Property is resale; View: mountains and territorial
• HOA & community: Not a senior community; Lot rent $800 per month

Exterior

• Utilities: Electricity; Public water; Public sewer
• Home design: Manufactured home in a park; Residential property; Single-story living (main level listed)
• Construction: Built in 1988; Composition roof
• Exterior features: Covered deck; Vinyl siding; Mountain and territorial views

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom (main level); 2nd bedroom; 3rd bedroom
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating); No central cooling listed
• Interior features: Laminate flooring; Wall-to-wall carpet; Living room; Family room; Great room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 2.9% in Sweet Home — 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 63/100 on livability (#233 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweet Home SD 55 (town): math 26% / reading 42% proficiency, ranked #29 of 58 in OR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Foster Elementary School (math 24% / reading 47%, grade F, #211 of 412 statewide, top 52%, 340 students, 68% FRL); Sweet Home Junior High School (math 20% / reading 47%, grade F, #73 of 128 statewide, top 57%, 383 students, 68% FRL); Sweet Home High School (math 22% / reading 64%, grade F, #63 of 143 statewide, top 44%, 684 students, 68% FRL).
• Market conditions: 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $48k; list at $100k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.73% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.93%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $84,678
• List price: $99,900
• Delta: -38.00%
• 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: 23.3%
• Equity multiple: 1.96×
• Total profit: $26,791
• Equity at exit: $14,895

10-year hold

• IRR: 31.2%
• Equity multiple: 3.82×
• Total profit: $78,744
• Equity at exit: $8,638

Cash invested: $27,972 (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 97386

• Active inventory: 166
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $674

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 56%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2034 Long St Sweet Home, OR	3.0	1.0	1050	$1,750	$1.67	43d	1	0.50mi
1317 Fir St Sweet Home, OR	2.0	2.0	1426	$1,700	$1.19	21d	1	0.83mi

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 21 DOM
2. 2026-06-18
   days on market $99,900 Active 20 DOM
3. 2026-06-17
   days on market $99,900 Active 19 DOM
4. 2026-06-16
   days on market $99,900 Active 18 DOM
5. 2026-06-15
   days on market $99,900 Active 17 DOM
6. 2026-06-14
   days on market $99,900 Active 15 DOM
7. 2026-06-13
   days on market $99,900 Active 14 DOM
8. 2026-06-10
   days on market $99,900 Active 12 DOM
9. 2026-06-09
   days on market $99,900 Active 11 DOM
10. 2026-06-08
    days on market $99,900 Active 10 DOM
11. 2026-06-07
    days on market $99,900 Active 9 DOM
12. 2026-06-05
    days on market $99,900 Active 6 DOM
13. 2026-06-02
    days on market $99,900 Active 4 DOM
14. 2026-06-01
    days on market $99,900 Active 3 DOM
15. 2026-05-31
    days on market $99,900 Active 2 DOM
16. 2026-05-11
    status Pending 681-char remark

    Show marketing remark (681 chars)

    Enjoy this beautifully landscaped, low-maintenance backyard complete with a potting station and storage shed for all your tools and belongings. Relax on two covered decks—one in the front and one in the backyard—perfect for year-round enjoyment. Step inside to a functional layout featuring a primary suite with ensuite on one end of the home, and two additional bedrooms with a full bathroom on the other. The primary bathroom offers a walk-in shower, and a ramped front entry provides easy access. The kitchen has been updated with warm wood butcher block countertops, and durable laminate and linoleum flooring throughout makes for easy cleaning and everyday living.

17. 2026-04-24
    price $52,500 681-char remark

    Show marketing remark (681 chars)

    Enjoy this beautifully landscaped, low-maintenance backyard complete with a potting station and storage shed for all your tools and belongings. Relax on two covered decks—one in the front and one in the backyard—perfect for year-round enjoyment. Step inside to a functional layout featuring a primary suite with ensuite on one end of the home, and two additional bedrooms with a full bathroom on the other. The primary bathroom offers a walk-in shower, and a ramped front entry provides easy access. The kitchen has been updated with warm wood butcher block countertops, and durable laminate and linoleum flooring throughout makes for easy cleaning and everyday living.

18. 2026-04-23
    listed $525,000 Active 681-char remark

    Show marketing remark (681 chars)

    Enjoy this beautifully landscaped, low-maintenance backyard complete with a potting station and storage shed for all your tools and belongings. Relax on two covered decks—one in the front and one in the backyard—perfect for year-round enjoyment. Step inside to a functional layout featuring a primary suite with ensuite on one end of the home, and two additional bedrooms with a full bathroom on the other. The primary bathroom offers a walk-in shower, and a ramped front entry provides easy access. The kitchen has been updated with warm wood butcher block countertops, and durable laminate and linoleum flooring throughout makes for easy cleaning and everyday living.

19. 2017-03-07
    soldstatus $3,750,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,731
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$2,906
• Taxable income: $6,914
• Est. tax owed @ 24.0%: −$1,659
• After-tax cash flow: $6,433/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: Sweet Home SD 55
• NCES district ID: 4111970
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,727
• Composite: 28.67/100
• National rank: #6698
• State rank: #29 of 58 in OR

Livability — Sweet Home

• Score: 63/100
• State rank: #233
• US rank: #15826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Home, OR
• Population (ZIP): 15,509

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Linn

• 2024 margin: Strong R (+24.4) · D 36.2% · R 60.6% · Other 3.1%
• 2008→2024 swing: -13.0pp toward R · 2008: -11.4pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+23.4 2016: R+27.8 2012: R+17.2 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.31%
• Current HPI: 241.0077
• 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

-97.3% since first listed

6 events — show timeline

• 2026-05-29 Listed $99,900 RMLS
• 2026-05-29 Sold (MLS) $48,000 RMLS
• 2026-05-11 Pending — RMLS
• 2026-04-24 Price Changed $52,500 RMLS
• 2026-04-23 Listed $525,000 RMLS
• 2017-03-07 Sold (Public Records) $3,750,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $9,492 · +2.9% YoY. Source: county tax records.