3328 Foxglove St · Lebanon, OR 97355

$299,500

3 bd · 2.0 ba · 1,176 sqft · MultiFamily public records · 11 Days on market

Built 1978 6,098 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Accepted Offer with Contingencies. Comfortable 3 bedroom, 2 bathroom home. Corner lot with fenced yard and storage shed. Single family residence with shared wall. First time buyer or investor was rented for $1450/mo. New roof and interior paint. Owner is a licensed Real Estate Broker in the State of Oregon.

Key facts

• Fenced yard
• Storage shed
• Interior paint

Tags

• CORNER LOT
• FENCED YARD
• STORAGE SHED
• NEW ROOF
• INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Cap rate 13.3% vs local median 2.9% in Lebanon — 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 71/100 on livability (#126 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: health & safety C-, amenities D+, commute F.
• Lebanon Community SD 9 (town): math 27% / reading 43% proficiency, ranked #26 of 58 in OR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cascades School (math 15% / reading 27%, grade F, #353 of 412 statewide, top 87%, 283 students, 69% FRL); Seven Oak Middle School (math 23% / reading 43%, grade F, #76 of 128 statewide, top 60%, 593 students, 70% FRL); Lebanon High School (math 5% / reading 15%, grade F, #141 of 143 statewide, top 99%, 1,289 students, 69% FRL) — zoned schools average 69% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 35% district-wide (-14 pts) — the specific schools serving this property underperform the Lebanon Community SD 9 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 246 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).
• At $4,654/mo this rent would consume 81% of the median local household income ($69k/yr) (locally 1051% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $299,500

Questions for the listing agent

1. Built in 1978 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.06%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.84×
• Total profit: $70,340
• Equity at exit: $44,656

10-year hold

• IRR: 29.4%
• Equity multiple: 3.81×
• Total profit: $235,992
• Equity at exit: $25,895

Cash invested: $83,860 (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 97355

• Rents YoY: 4.5%
• Active inventory: 246
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $4,654 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$230 /mo · $2,763/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $1,751

Break-even live

Break-even rent $2,438

Max offer price $299,500

Occupancy floor 57%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$4,653
Total (3 units)			$4,654

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Sand Ridge Ct Lebanon, OR	1.0–2.0	1.0–2.0	944	$1,525	$1.61	43d	6	0.32mi
1096 Fuji Ln Lebanon, OR	3.0	2.0	1300	$2,395	$1.84	43d	1	0.42mi
86 Weldwood Dr Lebanon, OR	2.0	2.0	1222	$1,650	$1.35	43d	1	0.45mi
2656 S Main Rd #107 Lebanon, OR	3.0	2.5	1402	$1,950	$1.39	43d	1	0.58mi
929 Wassom St Unit 929 Lebanon, OR	2.0	2.0	1202	$1,800	$1.50	43d	1	0.72mi
975 Wassom St Lebanon, OR	2.0	1.5	928	$1,525	$1.64	43d	1	0.76mi
1956 S Second St Lebanon, OR	1.0–2.0	1.0–2.0	840	$1,445	$1.72	43d	7	0.85mi
2400 12th St Lebanon, OR	1.0–2.0	1.0	926	$1,600	$1.73	43d	6	0.91mi
1900 S 2nd St Unit A304 Lebanon, OR	3.0	2.0	1177	$1,700	$1.44	43d	1	0.94mi
1900 S Second St Unit A103 Lebanon, OR	2.0	1.0	858	$1,350	$1.57	43d	1	0.94mi
1900 S Second St Unit A201 Lebanon, OR	2.0	2.0	1078	$1,450	$1.35	43d	1	0.95mi
E Airport Rd Lebanon, OR	1.0–3.0	1.0–2.0	993	$1,995	$2.01	43d	14	1.04mi
2180 Franklin St Lebanon, OR	1.0–2.0	1.0–2.0	862	$1,695	$1.97	43d	6	1.05mi
640 F St Lebanon, OR	2.0	1.0	980	$1,435	$1.46	43d	1	1.25mi
45 Cox St Lebanon, OR	2.0	1.0	760	$1,395	$1.84	43d	1	1.30mi
865 E St Unit 865 Lebanon, OR	2.0	1.0	819	$1,500	$1.83	43d	1	1.36mi
198 E Milton St Unit 1 Lebanon, OR	2.0	1.0	800	$1,350	$1.69	43d	1	1.37mi

Listing history 4 events

1. 2026-04-19
   status Pending

   Show marketing remark (310 chars)

   Accepted Offer with Contingencies. Comfortable 3 bedroom, 2 bathroom home. Corner lot with fenced yard and storage shed. Single family residence with shared wall. First time buyer or investor was rented for $1450/mo. New roof and interior paint. Owner is a licensed Real Estate Broker in the State of Oregon.

2. 2026-04-19
   historical Active under Contract 310-char remark

   Show marketing remark (310 chars)

   Accepted Offer with Contingencies. Comfortable 3 bedroom, 2 bathroom home. Corner lot with fenced yard and storage shed. Single family residence with shared wall. First time buyer or investor was rented for $1450/mo. New roof and interior paint. Owner is a licensed Real Estate Broker in the State of Oregon.

3. 2026-04-08
   listed $299,500 Active
4. 2026-04-07
   listed $299,500 Active 310-char remark

   Show marketing remark (310 chars)

   Accepted Offer with Contingencies. Comfortable 3 bedroom, 2 bathroom home. Corner lot with fenced yard and storage shed. Single family residence with shared wall. First time buyer or investor was rented for $1450/mo. New roof and interior paint. Owner is a licensed Real Estate Broker in the State of Oregon.

ⓘ 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: $2,763 · $230/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$142/yr (+$12/mo · 5.1%)

ⓘ 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 4/10 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 · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,848
• − Mortgage interest: −$16,777
• − Property taxes: −$2,763
• − Insurance: −$1,498
• − Repairs & maintenance: −$4,468
• − Management: −$4,468
• − Depreciation: −$8,713
• Taxable income: $17,162
• Est. tax owed @ 24.0%: −$4,119
• After-tax cash flow: $16,893/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: Lebanon Community SD 9
• NCES district ID: 4107380
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $45,264
• Composite: 29.83/100
• National rank: #6418
• State rank: #26 of 58 in OR

Livability — Lebanon

• Score: 71/100
• State rank: #126
• US rank: #7209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lebanon, OR
• County: Linn County · 70,700 people
• City population: 34,292
• Metro: Albany-Lebanon, OR
• Population (ZIP): 34,292
• Household income: $68,595
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1051.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Slovak 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -528.42%
• Current HPI: 221.8977
• Rent YoY: ▲ 4.55%
• Metro: Albany-Lebanon, OR
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-19 Pending — RMLS
• 2026-04-19 Contingent — WVMLS
• 2026-04-08 Listed $299,500 RMLS
• 2026-04-07 Listed $299,500 WVMLS

Property tax history

+2.4%/yr

Latest (2025): $2,763 · +3.4% YoY. Source: county tax records.