1501 NE Laughlin Rd #12 · Prineville, OR 97754

$210,000

2 bd · 2.5 ba · 1,233 sqft · SingleFamily · 76 Days on market

Built 2026 Excellent condition $170/sqft · 46% below area Est $386k · 46% under $50/mo HOA · 3% 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 +7.9/30.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +2.7/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brand new, energy-efficient home offers comfort and sustainability with James Hardie siding, a composition roof with a lifetime warranty, and a fully electric solar panel setup. Enjoy triple-pane windows, upgraded insulation, a high efficiency heat pump, and an ERV fresh air recovery system. The home includes Energy Star appliances, 100% LED lighting, and advanced air sealing. The exterior features low-maintenance landscaping with irrigation, a fenced yard, and covered parking with storage. This home is part of Thistle & Nest's affordable housing program and is sold with a 99-year renewable ground lease for the land. Buyer households must earn less than 80% of the area median income for Crook County, qualify for a home loan, and meet Thistle & Nest's program requirements. The listed price reflects the average effective cost after down payment assistance and may vary by loan pre-approval. Check eligibility here: Thistleandnest.org

Key facts

• James hardie siding
• Composition roof
• Triple pane windows

Tags

• JAMES HARDIE SIDING
• COMPOSITION ROOF
• TRIPLE PANE WINDOWS
• UPGRADED INSULATION
• HIGH EFFICIENCY HEAT PUMP
• ERV FRESH AIR RECOVERY SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (22.8% below list).
• Recommended offer: $162k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.1% in Prineville — 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 71/100 on livability (#117 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: health & safety C-, commute F, employment F.
• Crook County SD (town): math 34% / reading 45% proficiency, ranked #19 of 58 in OR (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crooked River Elementary School (math 54% / reading 44%, grade D, #108 of 412 statewide, top 31%, 506 students, 64% FRL); Crook County Middle School (math 28% / reading 47%, grade F, #48 of 128 statewide, top 38%, 617 students, 36% FRL); Crook County High School (830 students, 30% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 541 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 142 units permitted in Crook 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.
• Crook County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $162,219 (22.8% 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 76 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.77% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 10.8

CMA / ARV

• ARV (median comp): $386,440
• List price: $210,000
• Delta: -45.66%
• 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
1087 NE Crista Ct	0.19mi	3/2.0 (+1)	1,280 (+4%)	4mo	$420,000	$328	75
1501 NE Laughlin Rd #16	0.57mi	2/2.5	1,233 (0%)	1mo	$300,000	$243	72
1501 NE Laughlin Rd #20	0.57mi	2/2.5	1,233 (0%)	4mo	$300,000	$243	70
1309 NE Barney St	0.59mi	2/2.0	1,217 (-1%)	2mo	$350,000	$288	67
1265 NE Tyler St	0.48mi	2/2.0	1,287 (+4%)	3mo	$364,000	$283	66
2010 NE Laughlin Rd	0.42mi	3/1.0 (+1)	1,289 (+4%)	1mo	$427,500	$332	61
798 NE 6th St	0.43mi	3/1.0 (+1)	1,202 (-2%)	5mo	$314,900	$262	60
310 SE Willowdale Dr	0.69mi	3/1.0 (+1)	1,218 (-1%)	5mo	$220,000	$181	50
958 SE 7th St	0.73mi	3/1.5 (+1)	1,309 (+6%)	4mo	$371,000	$283	43
1501 NE Laughlin Rd #15	0.57mi	3/2.5 (+1)	1,413 (+15%)	4mo	$340,000	$241	41
1501 NE Laughlin Rd #19	0.57mi	3/2.5 (+1)	1,413 (+15%)	4mo	$350,000	$248	41
740 SE 6th St	0.74mi	3/1.0 (+1)	1,366 (+11%)	6mo	$319,000	$234	32

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

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.23×
• Total profit: $-45,198
• Equity at exit: $31,312

10-year hold

• IRR: -12.1%
• Equity multiple: 0.23×
• Total profit: $-45,388
• Equity at exit: $18,157

Cash invested: $58,800 (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 97754

• Home prices YoY: -1.8%
• Rents YoY: 4.7%
• Active inventory: 541
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$50
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-220

Break-even live

Break-even rent $1,900

Max offer price $178,204

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-147	+0% $-220	+5% $-292	+10% $-365
Rent	-10% $-348	-5% $-284	+0% $-220	+5% $-156	+10% $-92
Rate	-1.0pp $-114	-0.5pp $-166	base $-220	+0.5pp $-274	+1.0pp $-330

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 NE Saint Charles Way Prineville, OR	1.0–3.0	1.0–2.0	938	$1,924	$2.05	15d	185	0.46mi
2141 S East Melrose Dr Unit B Prineville, OR	2.0	2.0	903	$1,795	$1.99	45d	1	0.82mi
288 SE 5th St Prineville, OR	3.0	2.5	1430	$1,800	$1.26	45d	2	0.88mi
212 SE 5th St Unit 14 Prineville, OR	2.0	1.0	792	$1,250	$1.58	22d	1	0.93mi
275 SW 2nd St Apt 1 Prineville, OR	2.0	1.0	1050	$1,395	$1.33	15d	1	0.96mi
197 SW 4th St Prineville, OR	2.0	1.0	900	$1,695	$1.88	45d	1	0.96mi
994 SE Willowdale Dr Prineville, OR	2.0	2.0	1152	$1,550	$1.35	22d	1	1.03mi
850 NW 10th St Apt 19 Prineville, OR	2.0	1.0	830	$1,275	$1.54	45d	1	1.31mi
899 NW 10th St Prineville, OR	2.0	2.5	1200	$1,695	$1.41	46d	1	1.32mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: electriclandscaping

Listing history 17 events

1. 2026-06-21
   days on market $210,000 Active 76 DOM
2. 2026-06-18
   days on market $210,000 Active 73 DOM
3. 2026-06-17
   days on market $210,000 Active 72 DOM
4. 2026-06-16
   days on market $210,000 Active 71 DOM
5. 2026-06-15
   days on market $210,000 Active 70 DOM
6. 2026-06-14
   days on market $210,000 Active 68 DOM
7. 2026-06-13
   days on market $210,000 Active 67 DOM
8. 2026-06-10
   days on market $210,000 Active 65 DOM
9. 2026-06-09
   days on market $210,000 Active 64 DOM
10. 2026-06-08
    days on market $210,000 Active 63 DOM
11. 2026-06-07
    days on market $210,000 Active 62 DOM
12. 2026-06-05
    days on market $210,000 Active 59 DOM
13. 2026-06-02
    days on market $210,000 Active 57 DOM
14. 2026-06-01
    days on market $210,000 Active 56 DOM
15. 2026-05-31
    days on market $210,000 Active 55 DOM
16. 2026-05-30
    days on market $210,000 Active 54 DOM
17. 2026-04-06
    listed $210,000 Active 960-char remark

    Show marketing remark (960 chars)

    This brand new, energy-efficient home offers comfort and sustainability with James Hardie siding, a composition roof with a lifetime warranty, and a fully electric solar panel setup. Enjoy triple-pane windows, upgraded insulation, a high efficiency heat pump, and an ERV fresh air recovery system. The home includes Energy Star appliances, 100% LED lighting, and advanced air sealing. The exterior features low-maintenance landscaping with irrigation, a fenced yard, and covered parking with storage. This home is part of Thistle & Nest's affordable housing program and is sold with a 99-year renewable ground lease for the land. Buyer households must earn less than 80% of the area median income for Crook County, qualify for a home loan, and meet Thistle & Nest's program requirements. The listed price reflects the average effective cost after down payment assistance and may vary by loan pre-approval. Check eligibility here: Thistleandnest.org

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,466
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − HOA: −$600
• − Depreciation: −$6,109
• Taxable loss: −$6,321
• Est. tax savings @ 24.0%: +$1,517
• After-tax cash flow: $-1,120/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.

Condition & rehab AI · 3 photos

Excellent 95/100 None rehab

This brand new, energy-efficient home is move-in ready with excellent condition and no visible repairs needed. It offers a high ROI with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves convenience and energy efficiency
• Both Add smart thermostat — Enhances comfort and energy savings
• Both Install smart lighting — Saves energy and enhances ambiance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑
• Both Add smart thermostat — Enhances comfort and energy savings ↑
• Both Install smart lighting — Saves energy and enhances ambiance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crook County SD
• NCES district ID: 4103720
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $41,394
• Composite: 33.22/100
• National rank: #5527
• State rank: #19 of 58 in OR

Livability — Prineville

• Score: 71/100
• State rank: #117
• US rank: #6885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prineville, OR
• County: Crook County · 22,960 people
• City population: 22,960
• Metro: Prineville, OR
• Population (ZIP): 22,960
• Household income: $77,199
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 481.0

Population outlook (Crook County) Hauer SSP2

• Today (2025): 23,232 people
• By 2030: 23,833 · +2.6%
• By 2040: 24,531 · +5.6%
• By 2050: 24,639 · +6.1%
• By 2075: 24,026 · +3.4%
• By 2100: 21,419 · -7.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Crook

• 2024 margin: Solid R (+50.8) · D 23.5% · R 74.3% · Other 2.2%
• 2008→2024 swing: -24.3pp toward R · 2008: -26.4pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+48.5 2016: R+49.8 2012: R+36.5 2008: R+26.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.01%
• Current HPI: 533.6457
• Rent YoY: ▲ 4.67%
• Metro: Prineville, OR
• 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

1 event — show timeline

• 2026-04-06 Listed $210,000 MLSCO