1010 C St · Fossil, OR 97830

$89,000

4 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 7 Days on market

Built 1900 5,662 sqft lot

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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 +9.5/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special in the Heart of Fossil! Bring your vision and your toolbox to this 4-bedroom, 1-bath, two-story home full of character and potential. Located in the charming rural community of Fossil, Oregon, this property offers an opportunity for investors, flippers, or buyers looking to create their dream home from the ground up. Inside, you'll find generous living spaces, original built-ins, and a flexible floor plan with room to reimagine and restore. The home features four bedrooms spread over two levels, providing plenty of space for family, guests, or a home office setup. While the property is in need of repairs and updates, the bones of this classic home offer endless possibilitie

Key facts

• Original built-ins
• Flexible floor plan
• 5,662 sq ft lot

Tags

• ORIGINAL BUILT-INS
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• Other: Lot approximately 0.13 acre (level); Building area reported as 1,264 total; main and upper level areas listed as 632 each
• HOA & community: Not a senior community; Zoned residential

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric fuel
• Home design: Single family residence; Residential property; Not attached; Fixer condition; Main and upper levels
• Construction: Built in 1900; Composition roof; Concrete perimeter foundation
• Exterior features: Yard; Level lot; Paved road access; Asbestos exterior description; Territorial view

Interior

• Kitchen: Kitchen on main level; Hot water: electric
• Bedrooms: Primary bedroom on main level; Second bedroom on upper level; Third bedroom on upper level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Crawl space basement; Dining room; Family room; Great room; Living room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 70/100 on livability (#138 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute C-, health & safety C-, crime F.
• Fossil SD 21J (rural): math 36% / reading 64% proficiency, ranked #45 of 183 in OR (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($615 loan paydown + $5k appreciation (5.2% local appreciation)).
• Wheeler County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.06%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $185,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 B St	0.07mi	3/1.0 (-1)	1,358 (+7%)	17mo	$200,000	$147	65
808 B St	0.13mi	3/2.0 (-1)	1,444 (+14%)	14mo	$284,000	$197	50
101 First St	0.72mi	3/1.0 (-1)	1,320 (+4%)	5mo	$141,400	$107	50
575 Seventh St	0.52mi	4/1.0	1,400 (+11%)	18mo	$175,000	$125	42
407 Second St	0.44mi	3/2.0 (-1)	1,118 (-12%)	20mo	$193,000	$173	35

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

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.09×
• Total profit: $52,092
• Equity at exit: $51,611

10-year hold

• IRR: 31.6%
• Equity multiple: 6.24×
• Total profit: $130,571
• Equity at exit: $90,060

Cash invested: $24,920 (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 97830

• Home prices YoY: 2.4%
• Active inventory: 10
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $479

Break-even live

Break-even rent $687

Max offer price $89,000

Occupancy floor 58%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $89,000 Active 7 DOM
2. 2026-06-17
   days on market $89,000 Active 6 DOM
3. 2026-06-16
   days on market $89,000 Active 5 DOM
4. 2026-06-15
   days on market $89,000 Active 4 DOM
5. 2026-06-13
   days on market $89,000 Active 2 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $89,000 Active 1 DOM

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$399/yr (+$33/mo · 85.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,515
• − Mortgage interest: −$4,985
• − Property taxes: −$465
• − Insurance: −$445
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,589
• Taxable income: $4,548
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $4,655/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: Fossil SD 21J
• NCES district ID: 4105250
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $40,090
• Composite: 43.8/100
• National rank: #6347
• State rank: #45 of 183 in OR

Livability — Fossil

• Score: 70/100
• State rank: #138
• US rank: #8033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fossil, OR
• Population (ZIP): 621

Population outlook (Wheeler County) Hauer SSP2

• Today (2025): 1,195 people
• By 2030: 1,087 · -9.0%
• By 2040: 878 · -26.5%
• By 2050: 756 · -36.7%
• By 2075: 643 · -46.2%
• By 2100: 638 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6%
• Common ancestry: Slovak 6% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wheeler

• 2024 margin: Solid R (+47.0) · D 24.3% · R 71.4% · Other 4.3%
• 2008→2024 swing: -20.3pp toward R · 2008: -26.7pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+51.2 2016: R+54.3 2012: R+33.3 2008: R+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 222.5504
• 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

• 2026-06-11 Listed $89,000 RMLS

Property tax history

+3.8%/yr

Latest (2025): $465 · +3.1% YoY. Source: county tax records.