605 Grant Ave · Maupin, OR 97037

$239,000

2 bd · 1.0 ba · 741 sqft · SingleFamily public records · 162 Days on market

Built 1900 10,018 sqft lot

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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 +15.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy cottage on 100 x 100 lot. In town. Lots of possibilities here. Cottage currently rented. 2015 Avalanche RV 33ft w/3 slides connected to utilities & very nice outbuilding insulated & connected to electric. Bring yourself & your ideas to Maupin!

Key facts

• 100 x 100 lot
• 0.23 acre lot
• Built 1900

Tags

• 100 X 100 LOT
• OUTBUILDING INSULATED
• CONNECTED TO ELECTRIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $79 ($951/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (19.5% below list).
• Recommended offer: $192k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#219 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime D.
• South Wasco County SD 1 (rural): math 20% / reading 50% proficiency, ranked #142 of 183 in OR (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 48 units permitted in Wasco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Wasco County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $42k; list at $239k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,479 (19.5% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $135,114
• Equity at exit: $215,310

10-year hold

• IRR: 22.3%
• Equity multiple: 6.88×
• Total profit: $393,720
• Equity at exit: $464,324

Cash invested: $66,920 (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 97037

• Home prices YoY: 19.2%
• Active inventory: 32
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $79

Break-even live

Break-even rent $1,824

Max offer price $239,000

Occupancy floor 91%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $239,000 Active 162 DOM
2. 2026-06-17
   days on market $239,000 Active 161 DOM
3. 2026-06-16
   days on market $239,000 Active 160 DOM
4. 2026-06-15
   days on market $239,000 Active 159 DOM
5. 2026-06-13
   days on market $239,000 Active 157 DOM
6. 2026-06-12
   days on market $239,000 Active 156 DOM
7. 2026-06-09
   days on market $239,000 Active 153 DOM
8. 2026-06-08
   days on market $239,000 Active 152 DOM
9. 2026-06-08
   days on market $239,000 Active 151 DOM
10. 2026-06-07
    days on market $239,000 Active 150 DOM
11. 2026-06-04
    days on market $239,000 Active 147 DOM
12. 2026-06-02
    days on market $239,000 Active 146 DOM
13. 2026-06-01
    days on market $239,000 Active 145 DOM
14. 2026-05-31
    days on market $239,000 Active 144 DOM
15. 2026-01-04
    listed $239,000 Active 277-char remark

    Show marketing remark (277 chars)

    Cozy cottage on 100 x 100 lot. In town. Lots of possibilities here. Cottage currently rented. 2015 Avalanche RV 33ft w/3 slides connected to utilities & very nice outbuilding insulated & connected to electric. Bring yourself & your ideas to Maupin!

16. 2021-06-22
    soldstatus $42,500
17. 2017-04-27
    soldstatus $55,000 Sold 141-char remark

    Show marketing remark (141 chars)

    Charming cozy cabin on double lot. Needs repair. But would be a sweet little gem once work was done. Nice big yard w spot for RV.Pretty view.

18. 2017-04-24
    soldstatus $55,000
19. 2017-03-15
    status Pending 141-char remark

    Show marketing remark (141 chars)

    Charming cozy cabin on double lot. Needs repair. But would be a sweet little gem once work was done. Nice big yard w spot for RV.Pretty view.

20. 2017-02-28
    listed $69,000 Active 141-char remark

    Show marketing remark (141 chars)

    Charming cozy cabin on double lot. Needs repair. But would be a sweet little gem once work was done. Nice big yard w spot for RV.Pretty view.

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $2,318 · $193/mo
• Expected delta: +$1,258/yr (+$105/mo · 118.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,097
• − Mortgage interest: −$13,388
• − Property taxes: −$1,061
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$6,953
• Taxable loss: −$3,194
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $1,718/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: South Wasco County SD 1
• NCES district ID: 4100021
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $40,943
• Composite: 32.06/100
• National rank: #10996
• State rank: #142 of 183 in OR

Livability — Maupin

• Score: 64/100
• State rank: #219
• US rank: #14864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maupin, OR
• Population (ZIP): 857

Population outlook (Wasco County) Hauer SSP2

• Today (2025): 26,588 people
• By 2030: 26,950 · +1.4%
• By 2040: 27,513 · +3.5%
• By 2050: 28,041 · +5.5%
• By 2075: 29,840 · +12.2%
• By 2100: 29,617 · +11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Scottish 4% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Chinese 1% Spanish 1%

Political lean MEDSL · Wasco

• 2024 margin: Lean R (+5.7) · D 45.5% · R 51.2% · Other 3.2%
• 2008→2024 swing: -12.7pp toward R · 2008: 7.1pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.0 2016: R+9.7 2012: R+0.8 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.89%
• Current HPI: 260.21
• 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

+246.4% since first listed

6 events — show timeline

• 2026-01-04 Listed $239,000 RMLS
• 2021-06-22 Sold (Public Records) $42,500 Public Records
• 2017-04-27 Sold (MLS) $55,000 RMLS
• 2017-04-24 Sold (Public Records) $55,000 Public Records
• 2017-03-15 Pending — RMLS
• 2017-02-28 Listed $69,000 RMLS

Property tax history

+6.2%/yr

Latest (2025): $1,061 · +8.3% YoY. Source: county tax records.