370 Boulder Ridge Dr · Sweet Home, OR 97386

$350,000

4 bd · 5.0 ba · 3,011 sqft · SingleFamily public records · 142 Days on market

Built 2023 7,840 sqft lot $116/sqft · 22% below area Est $449k · 22% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a fairly recent development of nice homes in Canyon Creek Estates! This two-story home presents a rare opportunity to make it your own, featuring 4 bedrooms and plumbed for 4.5 baths, the flexible layout includes a spacious great room designed for comfortable living and entertaining. Perched upon the upper end of the tract, the property offers a view above the neighborhood and across the valley toward the distant mountains. The plans are designed for a large deck—great for outdoor activities.The deep garage fills the entire footprint of the house and is designed with a full bath. Being sold as-is, this partially built home allows the next owner to select custom features and personal touches, creating a residence that reflects what you want! This is your opportunity to build your dream home in a very desirable tract.

Key facts

• Large deck
• Custom features
• Partially built home

Tags

• GREAT ROOM
• VIEW ABOVE THE NEIGHBORHOOD
• LARGE DECK
• DEEP GARAGE
• PARTIALLY BUILT HOME
• CUSTOM FEATURES

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (28.7% below list).
• Recommended offer: $249k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.9% in Sweet Home — 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 63/100 on livability (#233 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweet Home SD 55 (town): math 26% / reading 42% proficiency, ranked #29 of 58 in OR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Heights Elementary School (math 10% / reading 34%, grade F, #344 of 412 statewide, top 85%, 316 students, 69% FRL); Sweet Home Junior High School (math 20% / reading 47%, grade F, #73 of 128 statewide, top 57%, 383 students, 68% FRL); Sweet Home High School (math 22% / reading 64%, grade F, #63 of 143 statewide, top 44%, 684 students, 68% FRL).
• Market conditions: 168 active listings in the ZIP; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 14y 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 $60k; list at $350k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,383 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (median comp): $449,292
• List price: $350,000
• Delta: -22.10%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26919 Old Holley Rd	0.55mi	4/3.0	2,865 (-5%)	7mo	$689,000	$240	53

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

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.21×
• Total profit: $-77,900
• Equity at exit: $52,186

10-year hold

• IRR: -17.8%
• Equity multiple: 0.03×
• Total profit: $-95,208
• Equity at exit: $30,262

Cash invested: $98,000 (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 97386

• Active inventory: 168
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,494 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$321 /mo · $3,851/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-332

Break-even live

Break-even rent $2,914

Max offer price $291,335

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-233	+0% $-332	+5% $-431	+10% $-530
Rent	-10% $-529	-5% $-431	+0% $-332	+5% $-234	+10% $-135
Rate	-1.0pp $-156	-0.5pp $-243	base $-332	+0.5pp $-423	+1.0pp $-515

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $350,000 Active 142 DOM
2. 2026-06-19
   days on market $350,000 Active 140 DOM
3. 2026-06-18
   days on market $350,000 Active 139 DOM
4. 2026-06-17
   days on market $350,000 Active 138 DOM
5. 2026-06-16
   days on market $350,000 Active 137 DOM
6. 2026-06-15
   days on market $350,000 Active 136 DOM
7. 2026-06-14
   days on market $350,000 Active 134 DOM
8. 2026-06-13
   days on market $350,000 Active 133 DOM
9. 2026-06-10
   days on market $350,000 Active 131 DOM
10. 2026-06-09
    days on market $350,000 Active 130 DOM
11. 2026-06-08
    days on market $350,000 Active 129 DOM
12. 2026-06-07
    days on market $350,000 Active 128 DOM
13. 2026-06-05
    days on market $350,000 Active 125 DOM
14. 2026-06-02
    days on market $350,000 Active 123 DOM
15. 2026-06-01
    days on market $350,000 Active 122 DOM
16. 2026-05-31
    days on market $350,000 Active 121 DOM
17. 2026-05-30
    days on market $350,000 Active 120 DOM
18. 2025-11-21
    listed $350,000 Active 845-char remark

    Show marketing remark (846 chars)

    Located in a fairly recent development of nice homes in Canyon Creek Estates! This two-story home presents a rare opportunity to make it your own, featuring 4 bedrooms and plumbed for 4.5 baths, the flexible layout includes a spacious great room designed for comfortable living and entertaining. Perched upon the upper end of the tract, the property offers a view above the neighborhood and across the valley toward the distant mountains. The plans are designed for a large deck—great for outdoor activities. The deep garage fills the entire footprint of the house and is designed with a full bath. Being sold as-is, this partially built home allows the next owner to select custom features and personal touches, creating a residence that reflects what you want! This is your opportunity to build your dream home in a very desirable tract.

19. 2025-11-21
    listed $350,000 Active 846-char remark

    Show marketing remark (846 chars)

    Located in a fairly recent development of nice homes in Canyon Creek Estates! This two-story home presents a rare opportunity to make it your own, featuring 4 bedrooms and plumbed for 4.5 baths, the flexible layout includes a spacious great room designed for comfortable living and entertaining. Perched upon the upper end of the tract, the property offers a view above the neighborhood and across the valley toward the distant mountains. The plans are designed for a large deck—great for outdoor activities. The deep garage fills the entire footprint of the house and is designed with a full bath. Being sold as-is, this partially built home allows the next owner to select custom features and personal touches, creating a residence that reflects what you want! This is your opportunity to build your dream home in a very desirable tract.

20. 2025-10-09
    historical
21. 2025-10-08
    status Active
22. 2025-10-02
    historical
23. 2025-07-26
    price $350,000
24. 2025-02-03
    status Active
25. 2025-02-01
    historical
26. 2024-05-11
    price $366,000
27. 2023-12-14
    listed $379,900 Active
28. 2022-04-11
    soldstatus $60,000 Sold
29. 2022-04-11
    soldstatus $60,000 Sold
30. 2022-04-11
    soldstatus $60,000
31. 2022-03-23
    status Pending
32. 2022-03-23
    historical Active under Contract
33. 2021-12-16
    listed $60,000 Active
34. 2021-12-16
    listed $60,000 Active
35. 2021-11-23
    historical
36. 2021-11-10
    historical Active under Contract
37. 2021-11-08
    listed $60,000 Active
38. 2020-11-25
    soldstatus $45,000 Sold
39. 2020-11-25
    soldstatus $45,000 Sold
40. 2020-11-17
    status Pending
41. 2020-11-17
    historical Active under Contract
42. 2020-09-12
    price $49,900
43. 2020-09-11
    price $49,900
44. 2019-10-23
    listed $39,900 Active
45. 2019-10-23
    listed $39,900 Active
46. 2017-10-10
    historical
47. 2017-07-01
    status Active
48. 2017-07-01
    historical
49. 2017-03-09
    price $45,000
50. 2016-07-29
    soldstatus $25,000 Sold

ⓘ 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: $3,851 · $321/mo
• Projected year-2 tax: $3,851 · $321/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,926
• − Mortgage interest: −$19,605
• − Property taxes: −$3,851
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − Depreciation: −$10,182
• Taxable loss: −$10,251
• Est. tax savings @ 24.0%: +$2,460
• After-tax cash flow: $-1,525/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: Sweet Home SD 55
• NCES district ID: 4111970
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,727
• Composite: 28.67/100
• National rank: #6698
• State rank: #29 of 58 in OR

Livability — Sweet Home

• Score: 63/100
• State rank: #233
• US rank: #15826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Home, OR
• Population (ZIP): 15,509

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Linn

• 2024 margin: Strong R (+24.4) · D 36.2% · R 60.6% · Other 3.1%
• 2008→2024 swing: -13.0pp toward R · 2008: -11.4pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+23.4 2016: R+27.8 2012: R+17.2 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.31%
• Current HPI: 241.0077
• 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

+788.3% since first listed

41 events — show timeline

• 2025-11-21 Listed $350,000 WVMLS
• 2025-11-21 Listed $350,000 RMLS
• 2025-10-09 Listing Removed — WVMLS
• 2025-10-08 Relisted — WVMLS
• 2025-10-02 Listing Removed — WVMLS
• 2025-07-26 Price Changed $350,000 WVMLS
• 2025-02-03 Relisted — WVMLS
• 2025-02-01 Listing Removed — WVMLS
• 2024-05-11 Price Changed $366,000 WVMLS
• 2023-12-14 Listed $379,900 WVMLS
• 2022-04-11 Sold (Public Records) $60,000 Public Records
• 2022-04-11 Sold (MLS) $60,000 WVMLS
• 2022-04-11 Sold (MLS) $60,000 RMLS
• 2022-03-23 Pending — RMLS
• 2022-03-23 Contingent — WVMLS
• 2021-12-16 Listed $60,000 WVMLS
• 2021-12-16 Listed $60,000 RMLS
• 2021-11-23 Listing Removed — WVMLS
• 2021-11-10 Contingent — WVMLS
• 2021-11-08 Listed $60,000 WVMLS
• 2020-11-25 Sold (MLS) $45,000 WVMLS
• 2020-11-25 Sold (MLS) $45,000 RMLS
• 2020-11-17 Pending — RMLS
• 2020-11-17 Contingent — WVMLS
• 2020-09-12 Price Changed $49,900 WVMLS
• 2020-09-11 Price Changed $49,900 RMLS
• 2019-10-23 Listed $39,900 WVMLS
• 2019-10-23 Listed $39,900 RMLS
• 2017-10-10 Listing Removed — WVMLS
• 2017-07-01 Relisted — WVMLS
• 2017-07-01 Listing Removed — WVMLS
• 2017-03-09 Price Changed $45,000 WVMLS
• 2016-07-29 Sold (Public Records) $250,000 Public Records
• 2016-07-29 Sold (MLS) $25,000 WVMLS
• 2016-07-22 Listed $44,900 WVMLS
• 2016-07-22 Pending — WVMLS
• 2016-07-12 Listed — WVMLS
• 2014-04-02 Listing Removed — WVMLS
• 2013-08-30 Relisted — WVMLS
• 2013-08-29 Listing Removed — WVMLS
• 2012-08-30 Listed $39,400 WVMLS

Property tax history

+9.1%/yr

Latest (2025): $3,851 · +2.9% YoY. Source: county tax records.