804 Riverside St · Maupin, OR 97037

$72,500

2 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 406 Days on market

Built 1990 8,712 sqft lot $56/sqft · 75% below area $200/mo HOA · 9% of rent

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

Listing remarks MLS

This is a great opportunity for 1/6th SHARED OWNERSHIP (1 week out of 6 rotation) in this lovely cabin right on the river! Once every six weeks this is yours to savor - sit on the deck and watch the sun come up, with the birds, bees, deer, and of course the fish. A beautifully maintained property, with all you need for an easy week. With vaulted ceilings, wood accents, this is a lovely spot to plan your day of hiking, fishing, rafting or simply sitting back and letting the river roll right on by. $200 month covers all expenses.

Key facts

• Wood accents
• Deck
• Vaulted ceilings

Tags

• DECK
• VAULTED CEILINGS
• WOOD ACCENTS
• HIKING
• FISHING
• RAFTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

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-, crime D, amenities F.
• 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.
• Zoned schools: Maupin Elementary School (math 24% / reading 30%, grade F, #288 of 412 statewide, top 73%, 112 students, 62% FRL); South Wasco County High School (math 15% / reading 54%, grade F, #90 of 143 statewide, top 65%, 112 students, 88% FRL) — zoned schools average 75% FRL vs 57% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $8k of equity ($501 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.93% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.15%
• DSCR: 3.01
• GRM: 2.8

CMA / ARV

• ARV (median comp): $246,364
• List price: $72,500
• Delta: -70.57%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Deschutes Ave	0.28mi	2/1.0	1,490 (+15%)	8mo	$325,000	$218	56
304 Elrod Pl	0.45mi	1/1.0 (-1)	1,130 (-13%)	3mo	$379,000	$335	50
616 Deschutes Ave	0.43mi	2/2.0	1,486 (+14%)	14mo	$240,000	$162	41
190 5th St	0.41mi	3/2.0 (+1)	1,466 (+13%)	18mo	$310,000	$211	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 56.4%
• Equity multiple: 5.15×
• Total profit: $84,226
• Equity at exit: $65,314

10-year hold

• IRR: 50.0%
• Equity multiple: 11.53×
• Total profit: $213,752
• Equity at exit: $140,852

Cash invested: $20,300 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$302 /mo · $3,624/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$200
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $697

Break-even live

Break-even rent $1,239

Max offer price $72,500

Occupancy floor 62%

Sensitivity live

Price	-10% $959	-5% $934	+0% $697	+5% $677	+10% $656
Rent	-10% $530	-5% $614	+0% $697	+5% $781	+10% $865
Rate	-1.0pp $734	-0.5pp $716	base $697	+0.5pp $679	+1.0pp $659

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 45 events

1. 2026-06-21
   days on market $72,500 Active 406 DOM
2. 2026-06-21
   days on market $72,500 Active 405 DOM
3. 2026-06-18
   days on market $72,500 Active 403 DOM
4. 2026-06-17
   days on market $72,500 Active 402 DOM
5. 2026-06-16
   days on market $72,500 Active 401 DOM
6. 2026-06-15
   days on market $72,500 Active 400 DOM
7. 2026-06-13
   days on market $72,500 Active 398 DOM
8. 2026-06-12
   days on market $72,500 Active 397 DOM
9. 2026-06-09
   days on market $72,500 Active 394 DOM
10. 2026-06-08
    days on market $72,500 Active 393 DOM
11. 2026-06-08
    days on market $72,500 Active 392 DOM
12. 2026-06-07
    days on market $72,500 Active 391 DOM
13. 2026-06-04
    days on market $72,500 Active 388 DOM
14. 2026-06-02
    days on market $72,500 Active 387 DOM
15. 2026-06-01
    days on market $72,500 Active 386 DOM
16. 2026-05-31
    days on market $72,500 Active 385 DOM
17. 2026-05-06
    price $72,500 533-char remark

    Show marketing remark (533 chars)

    This is a great opportunity for 1/6th SHARED OWNERSHIP (1 week out of 6 rotation) in this lovely cabin right on the river! Once every six weeks this is yours to savor - sit on the deck and watch the sun come up, with the birds, bees, deer, and of course the fish. A beautifully maintained property, with all you need for an easy week. With vaulted ceilings, wood accents, this is a lovely spot to plan your day of hiking, fishing, rafting or simply sitting back and letting the river roll right on by. $200 month covers all expenses.

18. 2025-05-11
    listed $85,000 Active 533-char remark

    Show marketing remark (533 chars)

    This is a great opportunity for 1/6th SHARED OWNERSHIP (1 week out of 6 rotation) in this lovely cabin right on the river! Once every six weeks this is yours to savor - sit on the deck and watch the sun come up, with the birds, bees, deer, and of course the fish. A beautifully maintained property, with all you need for an easy week. With vaulted ceilings, wood accents, this is a lovely spot to plan your day of hiking, fishing, rafting or simply sitting back and letting the river roll right on by. $200 month covers all expenses.

19. 2025-02-18
    soldstatus $78,500 Closed 606-char remark

    Show marketing remark (606 chars)

    Special River View Location. SHARED OWNERSHIP!! Week 1 out of 6. Turnkey property sits just above the Wild & Scenic Lower Deschutes River. Listen to the river roll by as you sip your coffee from your choice of decks. View the abundant wildlife that lives along the river. Easy access to fishing & rafting. Well maintained property, completely furnished with all essentials for easy living. Vaulted ceiling & wood accents throughout home. Wood cabinets & tile flooring in kitchen & bathroom. $200/mo covers ALL expenses. One of a kind opportunity to share river home at affordable price.

20. 2025-02-18
    soldstatus $78,500

    Show marketing remark (606 chars)

    Special River View Location. SHARED OWNERSHIP!! Week 1 out of 6. Turnkey property sits just above the Wild & Scenic Lower Deschutes River. Listen to the river roll by as you sip your coffee from your choice of decks. View the abundant wildlife that lives along the river. Easy access to fishing & rafting. Well maintained property, completely furnished with all essentials for easy living. Vaulted ceiling & wood accents throughout home. Wood cabinets & tile flooring in kitchen & bathroom. $200/mo covers ALL expenses. One of a kind opportunity to share river home at affordable price.

21. 2025-02-03
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Special River View Location. SHARED OWNERSHIP!! Week 1 out of 6. Turnkey property sits just above the Wild & Scenic Lower Deschutes River. Listen to the river roll by as you sip your coffee from your choice of decks. View the abundant wildlife that lives along the river. Easy access to fishing & rafting. Well maintained property, completely furnished with all essentials for easy living. Vaulted ceiling & wood accents throughout home. Wood cabinets & tile flooring in kitchen & bathroom. $200/mo covers ALL expenses. One of a kind opportunity to share river home at affordable price.

22. 2025-01-09
    listed $85,000 Active 606-char remark

    Show marketing remark (606 chars)

    Special River View Location. SHARED OWNERSHIP!! Week 1 out of 6. Turnkey property sits just above the Wild & Scenic Lower Deschutes River. Listen to the river roll by as you sip your coffee from your choice of decks. View the abundant wildlife that lives along the river. Easy access to fishing & rafting. Well maintained property, completely furnished with all essentials for easy living. Vaulted ceiling & wood accents throughout home. Wood cabinets & tile flooring in kitchen & bathroom. $200/mo covers ALL expenses. One of a kind opportunity to share river home at affordable price.

23. 2024-10-04
    soldstatus $72,500 Closed
24. 2024-10-04
    soldstatus $72,500 Closed
25. 2024-09-18
    status Pending
26. 2024-09-10
    status Pending
27. 2024-06-07
    price $85,000
28. 2024-06-07
    status Active
29. 2024-05-20
    price $85,000
30. 2024-05-13
    status Active
31. 2024-05-02
    historical
32. 2024-04-04
    status Active
33. 2024-03-03
    listed $99,000 Active
34. 2024-03-03
    listed $99,000 Active
35. 2020-06-01
    soldstatus $48,000 Sold
36. 2020-04-20
    status Pending
37. 2019-12-17
    listed $52,000 Active
38. 2016-11-15
    soldstatus $42,000 Sold
39. 2016-10-25
    status Pending
40. 2016-07-14
    status Active
41. 2016-07-13
    historical
42. 2016-06-23
    status Active
43. 2016-05-27
    status Pending
44. 2015-08-17
    listed $50,000 Active
45. 2013-08-02
    soldstatus $48,000

ⓘ 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: $3,624 · $302/mo
• Projected year-2 tax: $3,624 · $302/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $25,462
• − Mortgage interest: −$4,061
• − Property taxes: −$3,624
• − Insurance: −$1,160
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$2,400
• − Depreciation: −$2,109
• Taxable income: $8,033
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $6,440/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

+51.0% since first listed

29 events — show timeline

• 2026-05-06 Price Changed $72,500 RMLS
• 2025-05-11 Listed $85,000 RMLS
• 2025-02-18 Sold (Public Records) $78,500 Public Records
• 2025-02-18 Sold (MLS) $78,500 RMLS
• 2025-02-03 Pending — RMLS
• 2025-01-09 Listed $85,000 RMLS
• 2024-10-04 Sold (MLS) $72,500 RMLS
• 2024-10-04 Sold (MLS) $72,500 MLSCO
• 2024-09-18 Pending — MLSCO
• 2024-09-10 Pending — RMLS
• 2024-06-07 Price Changed $85,000 MLSCO
• 2024-06-07 Relisted — MLSCO
• 2024-05-20 Price Changed $85,000 RMLS
• 2024-05-13 Relisted — RMLS
• 2024-05-02 Listing Removed — MLSCO
• 2024-04-04 Relisted — RMLS
• 2024-03-03 Listed $99,000 RMLS
• 2024-03-03 Listed $99,000 MLSCO
• 2020-06-01 Sold (MLS) $48,000 RMLS
• 2020-04-20 Pending — RMLS
• 2019-12-17 Listed $52,000 RMLS
• 2016-11-15 Sold (MLS) $42,000 RMLS
• 2016-10-25 Pending — RMLS
• 2016-07-14 Relisted — RMLS
• 2016-07-13 Delisted — RMLS
• 2016-06-23 Relisted — RMLS
• 2016-05-27 Pending — RMLS
• 2015-08-17 Listed $50,000 RMLS
• 2013-08-02 Sold (Public Records) $48,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,624 · +8.3% YoY. Source: county tax records.