59654 River Canyon Rd · Imnaha, OR 97842

$209,000

1 bd · 1.0 ba · 840 sqft · SingleFamily public records · 298 Days on market

Built 2009 1.28 ac 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.2/10.0
• Schools +5.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

With 200 feet of frontage along the Imnaha River, this 1.28-acre property in Imnaha River Woods offers an inviting riverfront lifestyle. The rustic cabin includes a metal roof, newer septic & well, with two rooms off the living area and a kitchen that looks out to the water. From the home, enjoy sweeping canyon views and the comfort of a spacious fenced yard, while the open area near the river provides plenty of room to relax or gather. Whether you envision it as a full-time residence or a peaceful getaway, this property combines natural beauty with exciting potential. 45 miles from Joseph and 25 miles from the historic Imnaha Tavern, it’s a special setting ready to be enjoyed.

Key facts

• Spacious fenced yard
• 200 feet of frontage
• 1.28 acre lot

Tags

• 200 FEET OF FRONTAGE
• SPACIOUS FENCED YARD
• SWEEPING CANYON VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $182k (13.0% below list).
• Recommended offer: $182k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Joseph SD 6 (rural): math 45% / reading 70% proficiency, ranked #13 of 183 in OR (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 1 units permitted in Wallowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $956 appreciation (0.5% local appreciation)).
• Wallowa County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $152k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,912 (13.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.14×
• Total profit: $7,934
• Equity at exit: $65,509

10-year hold

• IRR: 7.7%
• Equity multiple: 1.88×
• Total profit: $51,610
• Equity at exit: $82,703

Cash invested: $58,520 (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 97842

• Home prices YoY: 0.3%
• Active inventory: 14
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $150

Break-even live

Break-even rent $1,629

Max offer price $209,000

Occupancy floor 87%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $209,000 Active 298 DOM
2. 2026-06-18
   price $209,000 Active 297 DOM
3. 2026-06-18
   days on market $215,000 Active 297 DOM
4. 2026-06-17
   days on market $215,000 Active 296 DOM
5. 2026-06-16
   days on market $215,000 Active 295 DOM
6. 2026-06-15
   days on market $215,000 Active 294 DOM
7. 2026-06-14
   days on market $215,000 Active 292 DOM
8. 2026-06-12
   days on market $215,000 Active 291 DOM
9. 2026-06-09
   days on market $215,000 Active 288 DOM
10. 2026-06-08
    days on market $215,000 Active 287 DOM
11. 2026-06-07
    days on market $215,000 Active 286 DOM
12. 2026-06-02
    days on market $215,000 Active 281 DOM
13. 2026-06-01
    days on market $215,000 Active 280 DOM
14. 2026-05-31
    days on market $215,000 Active 279 DOM
15. 2026-05-30
    days on market $215,000 Active 278 DOM
16. 2025-11-12
    price $215,000 696-char remark

    Show marketing remark (696 chars)

    With 200 feet of frontage along the Imnaha River, this 1.28-acre property in Imnaha River Woods offers an inviting riverfront lifestyle. The rustic cabin includes a metal roof, newer septic & well, with two rooms off the living area and a kitchen that looks out to the water. From the home, enjoy sweeping canyon views and the comfort of a spacious fenced yard, while the open area near the river provides plenty of room to relax or gather. Whether you envision it as a full-time residence or a peaceful getaway, this property combines natural beauty with exciting potential. 45 miles from Joseph and 25 miles from the historic Imnaha Tavern, it’s a special setting ready to be enjoyed.

17. 2025-09-09
    price $225,000 696-char remark

    Show marketing remark (696 chars)

    With 200 feet of frontage along the Imnaha River, this 1.28-acre property in Imnaha River Woods offers an inviting riverfront lifestyle. The rustic cabin includes a metal roof, newer septic & well, with two rooms off the living area and a kitchen that looks out to the water. From the home, enjoy sweeping canyon views and the comfort of a spacious fenced yard, while the open area near the river provides plenty of room to relax or gather. Whether you envision it as a full-time residence or a peaceful getaway, this property combines natural beauty with exciting potential. 45 miles from Joseph and 25 miles from the historic Imnaha Tavern, it’s a special setting ready to be enjoyed.

18. 2025-08-25
    listed $249,000 Active 696-char remark

    Show marketing remark (696 chars)

    With 200 feet of frontage along the Imnaha River, this 1.28-acre property in Imnaha River Woods offers an inviting riverfront lifestyle. The rustic cabin includes a metal roof, newer septic & well, with two rooms off the living area and a kitchen that looks out to the water. From the home, enjoy sweeping canyon views and the comfort of a spacious fenced yard, while the open area near the river provides plenty of room to relax or gather. Whether you envision it as a full-time residence or a peaceful getaway, this property combines natural beauty with exciting potential. 45 miles from Joseph and 25 miles from the historic Imnaha Tavern, it’s a special setting ready to be enjoyed.

19. 2004-09-21
    soldstatus $152,000

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $2,027 · $169/mo
• Expected delta: +$1,583/yr (+$132/mo · 356.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 9 d/yr ≥86°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,829
• − Mortgage interest: −$11,707
• − Property taxes: −$445
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$6,080
• Taxable loss: −$1,738
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $2,223/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: Joseph SD 6
• NCES district ID: 4106870
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $43,230
• Composite: 50.02/100
• National rank: #4136
• State rank: #13 of 183 in OR

Livability — Imnaha

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 85

Population outlook (Wallowa County) Hauer SSP2

• Today (2025): 6,274 people
• By 2030: 5,889 · -6.1%
• By 2040: 5,111 · -18.5%
• By 2050: 4,519 · -28.0%
• By 2075: 3,386 · -46.0%
• By 2100: 2,414 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Scotch-Irish 20% English 9% Lithuanian 9%
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Wallowa

• 2024 margin: Solid R (+35.3) · D 30.9% · R 66.2% · Other 2.8%
• 2008→2024 swing: -5.2pp toward R · 2008: -30.1pp · 2024: -35.3pp
• All cycles: 2024: R+35.3 2020: R+34.5 2016: R+41.4 2012: R+37.2 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 140.7476
• 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

+41.4% since first listed

4 events — show timeline

• 2025-11-12 Price Changed $215,000 RMLS
• 2025-09-09 Price Changed $225,000 RMLS
• 2025-08-25 Listed $249,000 RMLS
• 2004-09-21 Sold (Public Records) $152,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $445 · +5.3% YoY. Source: county tax records.