1170 Walnut St · Baker City, OR 97814

$129,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 92 Days on market

Built 1900 5,227 sqft lot $142/sqft · 30% below area Est $187k · 30% 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 +9.6/30.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE ADJUSTED! Great starter home or investment opportunity in a quiet Baker City neighborhood! This 2-bedroom, 1-bath home sits on a spacious 50’ x 100’ lot, offering plenty of room to expand, build a shop, or create the yard you’ve always wanted. The fenced yard provides space for pets, gardening, or outdoor enjoyment. A brand-new metal roof adds long-term durability and peace of mind. Affordable, functional, and full of potential — this property is ready for its next owner! Seller will consider a seller carry contract!

Key facts

• Metal roof
• Fenced yard
• Spacious lot

Tags

• SPACIOUS LOT
• FENCED YARD
• EXISTING OUTBUILDINGS
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (27.8% below list).
• Recommended offer: $94k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.1% in Baker City — 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 74/100 on livability (#92 in OR, #4,611 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, commute F, employment D-.
• Baker SD 5J (town): math 36% / reading 57% proficiency, ranked #68 of 183 in OR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 28 units permitted in Baker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Baker County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $40k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $130k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $93,729 (27.8% 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 92 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.72% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (median comp): $186,768
• List price: $129,900
• Delta: -30.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
971 Walnut St	0.15mi	2/1.0	908 (-0%)	2mo	$170,000	$187	90
1005 Walnut St	0.12mi	2/2.0	814 (-11%)	3mo	$250,000	$307	70
237 Bridge St	0.22mi	2/1.0	958 (+5%)	14mo	$130,000	$136	70
2000 Estes St	0.27mi	2/1.0	873 (-4%)	19mo	$185,000	$212	65
1790 Chestnut St	0.56mi	2/1.0	838 (-8%)	3mo	$220,000	$263	58
1201 Place St	0.47mi	1/1.0 (-1)	976 (+7%)	11mo	$265,000	$272	52
1407 9th St	0.64mi	1/1.0 (-1)	952 (+4%)	10mo	$180,000	$189	49
2339 East St	0.72mi	1/1.0 (-1)	899 (-1%)	13mo	$170,000	$189	48
1618 6th St	0.51mi	2/1.0	1,002 (+10%)	18mo	$224,900	$224	45
1255 Washington Ave	0.60mi	1/1.0 (-1)	808 (-11%)	5mo	$92,500	$114	44
1815 Balm St	0.64mi	2/1.0	846 (-7%)	18mo	$75,000	$89	43
2483 Court Ave	0.60mi	2/1.0	1,046 (+15%)	15mo	$190,000	$182	35

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-26,669
• Equity at exit: $19,369

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-30,538
• Equity at exit: $11,231

Cash invested: $36,372 (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 97814

• Active inventory: 170
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $-88

Break-even live

Break-even rent $1,048

Max offer price $114,393

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-51	+0% $-88	+5% $-125	+10% $-161
Rent	-10% $-162	-5% $-125	+0% $-88	+5% $-51	+10% $-14
Rate	-1.0pp $-22	-0.5pp $-55	base $-88	+0.5pp $-121	+1.0pp $-156

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   status $129,900 Pending 92 DOM
2. 2026-06-02
   days on market $129,900 Active 92 DOM
3. 2026-06-01
   days on market $129,900 Active 91 DOM
4. 2026-05-31
   days on market $129,900 Active 90 DOM
5. 2026-03-23
   price $129,900 552-char remark

   Show marketing remark (552 chars)

   PRICE ADJUSTED! Great starter home or investment opportunity in a quiet Baker City neighborhood! This 2-bedroom, 1-bath home sits on a spacious 50’ x 100’ lot, offering plenty of room to expand, build a shop, or create the yard you’ve always wanted. The fenced yard provides space for pets, gardening, or outdoor enjoyment. A brand-new metal roof adds long-term durability and peace of mind. Affordable, functional, and full of potential — this property is ready for its next owner! Seller will consider a seller carry contract!

6. 2026-03-02
   listed $169,500 Active 552-char remark

   Show marketing remark (552 chars)

   PRICE ADJUSTED! Great starter home or investment opportunity in a quiet Baker City neighborhood! This 2-bedroom, 1-bath home sits on a spacious 50’ x 100’ lot, offering plenty of room to expand, build a shop, or create the yard you’ve always wanted. The fenced yard provides space for pets, gardening, or outdoor enjoyment. A brand-new metal roof adds long-term durability and peace of mind. Affordable, functional, and full of potential — this property is ready for its next owner! Seller will consider a seller carry contract!

7. 2006-10-06
   soldstatus $52,500 95-char remark

   Show marketing remark (95 chars)

   No foundation. Leak in sprinkler system. Darling home on extra large lot. Lots of outbuildings.

8. 2006-10-06
   soldstatus $52,500

   Show marketing remark (95 chars)

   No foundation. Leak in sprinkler system. Darling home on extra large lot. Lots of outbuildings.

9. 2006-08-02
   listed $55,000 95-char remark

   Show marketing remark (95 chars)

   No foundation. Leak in sprinkler system. Darling home on extra large lot. Lots of outbuildings.

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$145/yr (+$12/mo · 13.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,247
• − Mortgage interest: −$7,276
• − Property taxes: −$1,115
• − Insurance: −$650
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$3,779
• Taxable loss: −$3,372
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $-244/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: Baker SD 5J
• NCES district ID: 4101710
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $41,905
• Composite: 41.23/100
• National rank: #7389
• State rank: #68 of 183 in OR

Livability — Baker City

• Score: 74/100
• State rank: #92
• US rank: #4611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker City, OR
• Population (ZIP): 12,829

Population outlook (Baker County) Hauer SSP2

• Today (2025): 15,288 people
• By 2030: 14,780 · -3.3%
• By 2040: 13,821 · -9.6%
• By 2050: 13,093 · -14.4%
• By 2075: 11,833 · -22.6%
• By 2100: 9,857 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Slovak 4% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Baker

• 2024 margin: Solid R (+49.2) · D 24.2% · R 73.3% · Other 2.5%
• 2008→2024 swing: -16.8pp toward R · 2008: -32.4pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+50.4 2016: R+51.6 2012: R+39.9 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.53%
• Current HPI: 261.2234
• 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

+136.2% since first listed

5 events — show timeline

• 2026-03-23 Price Changed $129,900 RMLS
• 2026-03-02 Listed $169,500 RMLS
• 2006-10-06 Sold (Public Records) $52,500 Public Records
• 2006-10-06 Sold (MLS) $52,500 RMLS
• 2006-08-02 Listed $55,000 RMLS

Property tax history

+1.2%/yr

Latest (2025): $1,115 · -21.4% YoY. Source: county tax records.