1010 C St

Fossil, OR 97830

$89,000B+

4 bd · 1.0 ba · 1,264 sqft · Built 1900 · SingleFamily · Active · 7 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,293/mo
• Mortgage (P&I): −$467
• Tax + insurance: −$76
• HOA: −$0
• Vac / Maint / Mgmt: −$272
• Net cashflow: $479/mo
• Annual: $5,746/yr
• Cap rate: 12.75%
• Cash-on-cash: 23.06%
• DSCR: 2.03
• 1% rule: 1.45%
• Cash to close: $24,920

Investor read

• This is a 4-bed/1.0-bath single-family listed at $89k.
• 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).
• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $5k of equity ($615 loan paydown + $5k appreciation (5.2% local appreciation)).
• 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.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 10 active listings in the ZIP.
• 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.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.