555 14th St · Vale, OR 97918-9606

$84,999

2 bd · 1.0 ba · 698 sqft · SingleFamily public records · 97 Days on market

Built 1910 0.41 ac lot $122/sqft · 46% below area

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision and tools — this Vale, Oregon property is ready for a makeover! Sitting on a spacious . 41-acre lot, this fixer-upper is a rare find for investors, flippers, or anyone eager to build equity. The home offers a solid starting point with endless possibilities for customization, expansion, or a complete transformation. Whether you’re looking to create a charming single-family home, an investment property, or your next renovation success story, the location and lot size make this an opportunity you won’t want to miss. With room for a shop, garden, or additional outdoor living, the potential here is as big as your imagination.

Key facts

• Room for a shop
• Room for a garden
• Spacious lot

Tags

• SPACIOUS LOT
• FIXER-UPPER
• ROOM FOR A SHOP
• ROOM FOR A GARDEN
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 1.5% in Vale — 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 68/100 on livability (#155 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, amenities F, commute F.
• Vale SD 84 (rural): math 34% / reading 47% proficiency, ranked #15 of 58 in OR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 44 units permitted in Malheur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Malheur County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $85k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,349 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.28% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $234,881
• List price: $84,999
• Delta: -63.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Cottage St South	0.43mi	2/1.0	691 (-1%)	7mo	$164,000	$237	73
324 N 10th St	0.37mi	1/1.0 (-1)	648 (-7%)	2mo	$125,000	$193	64

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: 22.7%
• Equity multiple: 2.29×
• Total profit: $30,740
• Equity at exit: $38,219

10-year hold

• IRR: 23.7%
• Equity multiple: 4.39×
• Total profit: $80,673
• Equity at exit: $58,900

Cash invested: $23,800 (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 97918-9606

• Active inventory: 1
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $322

Break-even live

Break-even rent $680

Max offer price $84,999

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $84,999 Active 97 DOM
2. 2026-06-17
   days on market $84,999 Active 96 DOM
3. 2026-06-16
   days on market $84,999 Active 95 DOM
4. 2026-06-15
   days on market $84,999 Active 94 DOM
5. 2026-06-13
   days on market $84,999 Active 92 DOM
6. 2026-06-12
   pricedays on market $84,999 Active 91 DOM
7. 2026-06-09
   days on market $94,999 Active 88 DOM
8. 2026-06-08
   days on market $94,999 Active 87 DOM
9. 2026-06-08
   days on market $94,999 Active 86 DOM
10. 2026-06-07
    pricedays on market $94,999 Active 85 DOM
11. 2026-06-04
    days on market $99,999 Active 82 DOM
12. 2026-06-02
    days on market $99,999 Active 81 DOM
13. 2026-06-01
    days on market $99,999 Active 80 DOM
14. 2026-05-31
    days on market $99,999 Active 79 DOM
15. 2026-03-17
    status Active 664-char remark

    Show marketing remark (664 chars)

    Bring your vision and tools — this Vale, Oregon property is ready for a makeover! Sitting on a spacious . 41-acre lot, this fixer-upper is a rare find for investors, flippers, or anyone eager to build equity. The home offers a solid starting point with endless possibilities for customization, expansion, or a complete transformation. Whether you’re looking to create a charming single-family home, an investment property, or your next renovation success story, the location and lot size make this an opportunity you won’t want to miss. With room for a shop, garden, or additional outdoor living, the potential here is as big as your imagination.

16. 2026-01-06
    historical 664-char remark

    Show marketing remark (664 chars)

    Bring your vision and tools — this Vale, Oregon property is ready for a makeover! Sitting on a spacious . 41-acre lot, this fixer-upper is a rare find for investors, flippers, or anyone eager to build equity. The home offers a solid starting point with endless possibilities for customization, expansion, or a complete transformation. Whether you’re looking to create a charming single-family home, an investment property, or your next renovation success story, the location and lot size make this an opportunity you won’t want to miss. With room for a shop, garden, or additional outdoor living, the potential here is as big as your imagination.

17. 2026-01-01
    listed $99,999 Active 664-char remark

    Show marketing remark (664 chars)

    Bring your vision and tools — this Vale, Oregon property is ready for a makeover! Sitting on a spacious . 41-acre lot, this fixer-upper is a rare find for investors, flippers, or anyone eager to build equity. The home offers a solid starting point with endless possibilities for customization, expansion, or a complete transformation. Whether you’re looking to create a charming single-family home, an investment property, or your next renovation success story, the location and lot size make this an opportunity you won’t want to miss. With room for a shop, garden, or additional outdoor living, the potential here is as big as your imagination.

18. 2025-11-06
    historical
19. 2025-11-04
    listed $99,999 Active
20. 2025-11-04
    historical
21. 2025-08-12
    listed $99,999 Active
22. 2008-10-27
    soldstatus
23. 2008-10-24
    soldstatus $43,000
24. 2008-09-02
    listed $47,900
25. 2007-05-18
    soldstatus
26. 2007-04-10
    listed $44,900
27. 1994-03-26
    soldstatus $12,000

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$155/yr (+$13/mo · 23.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,049
• − Mortgage interest: −$4,761
• − Property taxes: −$670
• − Insurance: −$425
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,473
• Taxable income: $2,633
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,233/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: Vale SD 84
• NCES district ID: 4100014
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $40,453
• Composite: 33.95/100
• National rank: #5329
• State rank: #15 of 58 in OR

Livability — Vale

• Score: 68/100
• State rank: #155
• US rank: #9125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vale, OR

Population outlook (Malheur County) Hauer SSP2

• Today (2025): 28,275 people
• By 2030: 27,112 · -4.1%
• By 2040: 24,731 · -12.5%
• By 2050: 22,507 · -20.4%
• By 2075: 17,168 · -39.3%
• By 2100: 11,382 · -59.7%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+733.3% since first listed

13 events — show timeline

• 2026-03-17 Relisted — IMLS
• 2026-01-06 Listing Removed — IMLS
• 2026-01-01 Listed $99,999 IMLS
• 2025-11-06 Listing Removed — IMLS
• 2025-11-04 Listed $99,999 IMLS
• 2025-11-04 Listing Removed — IMLS
• 2025-08-12 Listed $99,999 IMLS
• 2008-10-27 Sold (MLS) — IMLS
• 2008-10-24 Sold (Public Records) $43,000 Public Records
• 2008-09-02 Listed $47,900 IMLS
• 2007-05-18 Sold (MLS) — IMLS
• 2007-04-10 Listed $44,900 IMLS
• 1994-03-26 Sold (Public Records) $12,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $670 · +2.5% YoY. Source: county tax records.