208 Bellevue Dr · Aumsville, OR 97325

$135,000

3 bd · 2.0 ba · 1,188 sqft · Land · 1 Days on market

Built 1995

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice home with beautiful landscaping, newer roof and ext paint, covered rear deck and front with ramp. Nice shed with shelving, carport, newer flooring, heat pump, master shower and water heater, comes with refrigerator range and dishwasher, nice sized laundry room. Big master bedroom with walk in closet, master bath has large linen closet, 2 other bedrooms with closet spaces. Main bathroom has a tub shower combination. Really nice park that has tenants maintain thier property. Monthly dues are 895 a month and includes water and sewer.

Key facts

• Shed with shelving
• Heat pump
• Carport

Tags

• COVERED REAR DECK
• COVERED FRONT RAMP
• SHED WITH SHELVING
• CARPORT
• HEAT PUMP
• MASTER SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $135k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.5% vs local median 3.0% in Aumsville — 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 66/100 on livability (#188 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+; Watch: schools D+, health & safety D+, amenities F.
• Cascade SD 5 (rural): math 41% / reading 61% proficiency, ranked #26 of 183 in OR (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $135,000

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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $845
• Equity at exit: $20,129

10-year hold

• IRR: 10.2%
• Equity multiple: 1.80×
• Total profit: $30,062
• Equity at exit: $11,672

Cash invested: $37,800 (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 97325

• Home prices YoY: -30.1%
• Active inventory: 26
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $356

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 73%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131-145 Cleveland St Aumsville, OR	2.0	1.0	830	$1,150	$1.39	13d	1	0.31mi
439 N 1st St Aumsville, OR	3.0	1.5	1050	$1,850	$1.76	13d	1	0.36mi
382 Shamrock St Aumsville, OR	3.0	2.0	1150	$1,895	$1.65	21d	1	0.40mi
389 Clover St Aumsville, OR	3.0	1.5	1044	$2,195	$2.10	13d	1	0.51mi
160 N 7th St Aumsville, OR	2.0	1.5	1000	$1,295	$1.29	43d	1	0.53mi
170 N 7th St Aumsville, OR	2.0	1.5	1000	$1,295	$1.29	43d	1	0.53mi
110 N 9th St Unit 130 Aumsville, OR	2.0	1.0	800	$1,295	$1.62	13d	1	0.64mi
910 N 4th St Aumsville, OR	2.0	1.0	775	$1,595	$2.06	13d	1	0.72mi
975 N 4th St Aumsville, OR	3.0	1.0	1008	$1,995	$1.98	23d	1	0.80mi

Listing history 1 events

1. 2026-05-26
   listed $135,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,584
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,927
• Taxable income: $2,262
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,734/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: Cascade SD 5
• NCES district ID: 4102780
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 61% ▲ 1.00%
• Median HH income: $59,311
• Composite: 46.44/100
• National rank: #5337
• State rank: #26 of 183 in OR

Livability — Aumsville

• Score: 66/100
• State rank: #188
• US rank: #12294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aumsville, OR
• Population (ZIP): 7,154

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 6% Native American 3%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.02%
• Current HPI: 302.2875
• 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

1 event — show timeline

• 2026-05-26 Listed $135,000 FSBO.com

Property tax history

+33.1%/yr

Latest (2025): $52,103 · +3.8% YoY. Source: county tax records.