210 6th St · Amity, OR 97101

$160,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 4 Days on market

Built 1920 5,227 sqft lot

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Corner lot opportunity in Amity. 0.12-acre parcel zoned R-1 with utilities on site and a fully fenced yard. Existing home has limited value due to foundation issues and multiple additions over time. Currently tenant-occupied, with two non-conforming upstairs bedrooms. Ideal for redevelopment or a major renovation project. Buyer to verify development potential with the City of Amity. DO NOT DISTURB TENANT.

Key facts

• Utilities on site
• Zoned r-1
• 0.12-acre parcel

Tags

• 0.12-ACRE PARCEL
• ZONED R-1
• UTILITIES ON SITE
• FULLY FENCED YARD
• REDEVELOPMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (1.9% below list).
• Recommended offer: $157k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.2% in Amity — 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 70/100 on livability (#130 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: health & safety D+, amenities F, commute F.
• Amity SD 4J (rural): math 33% / reading 48% proficiency, ranked #94 of 183 in OR (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Amity Elementary School (313 students, 42% FRL); Amity Middle School (169 students, 37% FRL); Amity High School (272 students, 30% FRL).
• Market conditions: 48 active listings in the ZIP; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,026 (1.9% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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: 0.98% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.5

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-11,602
• Equity at exit: $23,857

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $8,254
• Equity at exit: $13,834

Cash invested: $44,800 (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 97101

• Home prices YoY: -16.1%
• Active inventory: 48
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $225

Break-even live

Break-even rent $1,285

Max offer price $160,000

Occupancy floor 81%

Sensitivity live

Price	-10% $316	-5% $271	+0% $225	+5% $180	+10% $135
Rent	-10% $101	-5% $163	+0% $225	+5% $287	+10% $349
Rate	-1.0pp $306	-0.5pp $266	base $225	+0.5pp $184	+1.0pp $142

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-03
   status Pending
2. 2026-03-30
   listed $160,000 Active

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$240/yr (+$20/mo · 18.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,843
• − Mortgage interest: −$8,962
• − Property taxes: −$1,312
• − Insurance: −$800
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,655
• Taxable income: $99
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $2,681/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: Amity SD 4J
• NCES district ID: 4101230
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 48% ▲ 7.00%
• Median HH income: $57,974
• Composite: 38.05/100
• National rank: #8636
• State rank: #94 of 183 in OR

Livability — Amity

• Score: 70/100
• State rank: #130
• US rank: #7521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amity, OR
• Population (ZIP): 3,945

Population outlook (Yamhill County) Hauer SSP2

• Today (2025): 109,295 people
• By 2030: 112,060 · +2.5%
• By 2040: 115,975 · +6.1%
• By 2050: 118,155 · +8.1%
• By 2075: 120,968 · +10.7%
• By 2100: 116,163 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 13% Pacific Islander 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3%
• Common ancestry: Portuguese 4% Slovak 3% Iranian 3%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Yamhill

• 2024 margin: Lean R (+6.1) · D 45.3% · R 51.4% · Other 3.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -1.4pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+4.0 2016: R+8.8 2012: R+6.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.97%
• Current HPI: 364.6834
• 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

2 events — show timeline

• 2026-04-03 Pending — RMLS
• 2026-03-30 Listed $160,000 RMLS

Property tax history

+3.3%/yr

Latest (2025): $1,312 · +2.3% YoY. Source: county tax records.