109 S Trade St · Amity, OR 97101

$182,500

4 bd · 1.5 ba · 2,774 sqft · Other public records · 58 Days on market

Built 1916 7,405 sqft lot $66/sqft · 61% below area

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Amity, this unique property offers a rare opportunity with General Commercial (GC) zoning, providing incredible flexibility for both residential and business use. Previously permitted for a 4-bedroom home, this lot is ideal for those looking to build a custom residence, establish a small business, or create a versatile live/work space.Positioned in the growing Willamette Valley wine region, Amity continues to attract visitors while still maintaining strong demand for everyday services and local businesses. This property is perfectly suited for a variety of uses including a boutique shop, coffee café, professional office, wellness studio, or a combined residential and commercial concept.With convenient access and a central location, this lot presents an excellent opportunity for investors, entrepreneurs, or buyers seeking to be part of a developing community with untapped potential.Buyer to perform due diligence regarding permitted uses, utilities, and development requirements.Do not enter property for safety reasons.

Key facts

• Central location
• Variety of uses
• 7,405 sq ft lot

Tags

• GENERAL COMMERCIAL ZONING
• CENTRAL LOCATION
• VERSATILE LIVE/WORK SPACE
• VARIETY OF USES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $182k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $182k).
• Recommended offer: $177k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.2% in Amity — 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 70/100 on livability (#130 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: schools C-, health & safety D+, amenities F.
• Amity SD 4J (rural): math 33% / reading 48% proficiency, ranked #94 of 183 in OR (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $100k; list at $182k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,025 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.09%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (median comp): $465,336
• List price: $182,500
• Delta: -60.78%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.54×
• Total profit: $27,599
• Equity at exit: $27,211

10-year hold

• IRR: 22.4%
• Equity multiple: 2.91×
• Total profit: $97,579
• Equity at exit: $15,779

Cash invested: $51,100 (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 97101

• Home prices YoY: -16.1%
• Active inventory: 47
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $898

Break-even live

Break-even rent $1,463

Max offer price $182,500

Occupancy floor 60%

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 S Trade St Unit A Amity, OR	5.0	2.0	2000	$2,600	$1.30	43d	1	0.18mi

Listing history 23 events

1. 2026-06-18
   days on market $182,500 Active 58 DOM
2. 2026-06-17
   days on market $182,500 Active 57 DOM
3. 2026-06-16
   days on market $182,500 Active 56 DOM
4. 2026-06-15
   days on market $182,500 Active 55 DOM
5. 2026-06-13
   days on market $182,500 Active 53 DOM
6. 2026-06-09
   days on market $182,500 Active 49 DOM
7. 2026-06-08
   days on market $182,500 Active 48 DOM
8. 2026-06-07
   days on market $182,500 Active 47 DOM
9. 2026-06-05
   days on market $182,500 Active 44 DOM
10. 2026-06-03
    days on market $182,500 Active 43 DOM
11. 2026-06-02
    days on market $182,500 Active 42 DOM
12. 2026-06-01
    days on market $182,500 Active 41 DOM
13. 2026-05-31
    days on market $182,500 Active 40 DOM
14. 2026-04-20
    listed $182,500 Active 1063-char remark

    Show marketing remark (1063 chars)

    Located in the heart of Amity, this unique property offers a rare opportunity with General Commercial (GC) zoning, providing incredible flexibility for both residential and business use. Previously permitted for a 4-bedroom home, this lot is ideal for those looking to build a custom residence, establish a small business, or create a versatile live/work space.Positioned in the growing Willamette Valley wine region, Amity continues to attract visitors while still maintaining strong demand for everyday services and local businesses. This property is perfectly suited for a variety of uses including a boutique shop, coffee café, professional office, wellness studio, or a combined residential and commercial concept.With convenient access and a central location, this lot presents an excellent opportunity for investors, entrepreneurs, or buyers seeking to be part of a developing community with untapped potential.Buyer to perform due diligence regarding permitted uses, utilities, and development requirements.Do not enter property for safety reasons.

15. 2025-02-06
    price $189,900
16. 2021-11-30
    soldstatus $100,000 Sold
17. 2021-11-30
    soldstatus $100,000
18. 2021-11-16
    status Pending
19. 2021-11-06
    listed $115,000 Active
20. 2021-03-29
    soldstatus $85,000 Sold
21. 2021-03-29
    soldstatus $85,000
22. 2021-03-24
    status Pending
23. 2021-03-22
    listed $90,000 Active

ⓘ 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: $1,474 · $123/mo
• Projected year-2 tax: $1,770 · $148/mo
• Expected delta: +$296/yr (+$25/mo · 20.1%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,200
• − Mortgage interest: −$10,223
• − Property taxes: −$1,474
• − Insurance: −$912
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$5,309
• Taxable income: $8,289
• Est. tax owed @ 24.0%: −$1,989
• After-tax cash flow: $8,787/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: Amity SD 4J
• NCES district ID: 4101230
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 48% ▲ 7.00%
• Median HH income: $57,974
• Composite: 38.05/100
• National rank: #8636
• State rank: #94 of 183 in OR

Livability — Amity

• Score: 70/100
• State rank: #130
• US rank: #7521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amity, OR
• Population (ZIP): 3,945

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 (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 13% Pacific Islander 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3%
• Common ancestry: Portuguese 4% Slovak 3% Iranian 3%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -69.97%
• Current HPI: 364.6834
• 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

+102.8% since first listed

10 events — show timeline

• 2026-04-20 Listed $182,500 RMLS
• 2025-02-06 Price Changed $189,900 WVMLS
• 2021-11-30 Sold (Public Records) $100,000 Public Records
• 2021-11-30 Sold (MLS) $100,000 RMLS
• 2021-11-16 Pending — RMLS
• 2021-11-06 Listed $115,000 RMLS
• 2021-03-29 Sold (Public Records) $85,000 Public Records
• 2021-03-29 Sold (MLS) $85,000 RMLS
• 2021-03-24 Pending — RMLS
• 2021-03-22 Listed $90,000 RMLS

Property tax history

+3.3%/yr

Latest (2025): $1,474 · +2.3% YoY. Source: county tax records.