116 NE 8th St · Oakland, OR 97462

$329,500

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 86 Days on market

Built 1920 0.38 ac lot $189/sqft · 8% below area Est $358k · 8% 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 +11.1/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Charming early-1900s farmhouse in the heart of historic Oakland. Small-town living here still feels personal and peaceful. This 3BED/1.5BATH home blends classic character with major updates including a newer roof (2020), foundation (2022), and a tankless Navien gas water heater (2024). The spacious lot offers room for gardening, entertaining, and play, while the covered front porch is perfect for slow mornings and quiet evenings. Walk to schools, parks, and downtown shops. A warm, welcoming place to truly call home. Kitchen appliances included plus washer/dryer. Call today to schedule your private tour!

Key facts

• Covered front porch
• Newer roof
• Spacious lot

Tags

• EARLY 1900S FARMHOUSE
• NEWER ROOF
• FOUNDATION
• LVP FLOORING
• SPACIOUS LOT
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-591 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (42.5% below list).
• Recommended offer: $190k (42.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#93 in OR, #4,626 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F, employment D-.
• Oakland SD 1 (rural): math 44% / reading 65% proficiency, ranked #21 of 183 in OR (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,500 (42.5% 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 86 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 14.5

CMA / ARV

• ARV (median comp): $358,305
• List price: $329,500
• Delta: -8.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
931 Locust St	0.14mi	3/2.0	1,677 (-4%)	13mo	$395,000	$236	77
777 Oak St	0.06mi	3/2.0	1,522 (-12%)	1mo	$350,000	$230	76
613 SE 5th St	0.37mi	3/2.0	1,540 (-12%)	1mo	$369,000	$240	63
1858 Old Town Loop Rd	0.40mi	3/2.0	1,891 (+9%)	6mo	$505,000	$267	62
144 Clear Lake St	0.57mi	3/2.0	1,726 (-1%)	13mo	$400,000	$232	62
106 SE Walnut St	0.43mi	3/2.0	1,664 (-4%)	17mo	$310,000	$186	58
1172 Old Town Loop Rd	0.65mi	3/2.0	1,568 (-10%)	12mo	$470,000	$300	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $141,747
• Equity at exit: $296,840

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $446,831
• Equity at exit: $640,146

Cash invested: $92,260 (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 97462

• Home prices YoY: 14.4%
• Active inventory: 40
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,728
• Tax from tax record: −$222 /mo · $2,670/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-591

Break-even live

Break-even rent $2,643

Max offer price $225,158

Occupancy floor —

Sensitivity live

Price	-10% $-404	-5% $-497	+0% $-591	+5% $-684	+10% $-777
Rent	-10% $-740	-5% $-666	+0% $-591	+5% $-516	+10% $-441
Rate	-1.0pp $-425	-0.5pp $-507	base $-591	+0.5pp $-676	+1.0pp $-763

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: $82,375
• Closing costs: $9,885
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 SE 1st St Oakland, OR	3.0	2.0	1267	$1,895	$1.50	14d	1	0.43mi
420 SE 1st St Oakland, OR	3.0	2.0	1297	$1,895	$1.46	14d	1	0.43mi

Listing history 13 events

1. 2026-05-18
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Charming early-1900s farmhouse in the heart of historic Oakland. Small-town living here still feels personal and peaceful. This 3BED/1.5BATH home blends classic character with major updates including a newer roof (2020), foundation (2022), and a tankless Navien gas water heater (2024). The spacious lot offers room for gardening, entertaining, and play, while the covered front porch is perfect for slow mornings and quiet evenings. Walk to schools, parks, and downtown shops. A warm, welcoming place to truly call home. Kitchen appliances included plus washer/dryer. Call today to schedule your private tour!

2. 2026-05-12
   price $329,500 610-char remark

   Show marketing remark (610 chars)

   Charming early-1900s farmhouse in the heart of historic Oakland. Small-town living here still feels personal and peaceful. This 3BED/1.5BATH home blends classic character with major updates including a newer roof (2020), foundation (2022), and a tankless Navien gas water heater (2024). The spacious lot offers room for gardening, entertaining, and play, while the covered front porch is perfect for slow mornings and quiet evenings. Walk to schools, parks, and downtown shops. A warm, welcoming place to truly call home. Kitchen appliances included plus washer/dryer. Call today to schedule your private tour!

3. 2026-04-18
   status Active 610-char remark

   Show marketing remark (610 chars)

   Charming early-1900s farmhouse in the heart of historic Oakland. Small-town living here still feels personal and peaceful. This 3BED/1.5BATH home blends classic character with major updates including a newer roof (2020), foundation (2022), and a tankless Navien gas water heater (2024). The spacious lot offers room for gardening, entertaining, and play, while the covered front porch is perfect for slow mornings and quiet evenings. Walk to schools, parks, and downtown shops. A warm, welcoming place to truly call home. Kitchen appliances included plus washer/dryer. Call today to schedule your private tour!

4. 2026-04-04
   historical Active with Bumpable Contingency 610-char remark

   Show marketing remark (610 chars)

   Charming early-1900s farmhouse in the heart of historic Oakland. Small-town living here still feels personal and peaceful. This 3BED/1.5BATH home blends classic character with major updates including a newer roof (2020), foundation (2022), and a tankless Navien gas water heater (2024). The spacious lot offers room for gardening, entertaining, and play, while the covered front porch is perfect for slow mornings and quiet evenings. Walk to schools, parks, and downtown shops. A warm, welcoming place to truly call home. Kitchen appliances included plus washer/dryer. Call today to schedule your private tour!

5. 2026-03-10
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Charming early-1900s farmhouse in the heart of historic Oakland. Small-town living here still feels personal and peaceful. This 3BED/1.5BATH home blends classic character with major updates including a newer roof (2020), foundation (2022), and a tankless Navien gas water heater (2024). The spacious lot offers room for gardening, entertaining, and play, while the covered front porch is perfect for slow mornings and quiet evenings. Walk to schools, parks, and downtown shops. A warm, welcoming place to truly call home. Kitchen appliances included plus washer/dryer. Call today to schedule your private tour!

6. 2026-01-27
   listed $335,000 Active 610-char remark

   Show marketing remark (610 chars)

   Charming early-1900s farmhouse in the heart of historic Oakland. Small-town living here still feels personal and peaceful. This 3BED/1.5BATH home blends classic character with major updates including a newer roof (2020), foundation (2022), and a tankless Navien gas water heater (2024). The spacious lot offers room for gardening, entertaining, and play, while the covered front porch is perfect for slow mornings and quiet evenings. Walk to schools, parks, and downtown shops. A warm, welcoming place to truly call home. Kitchen appliances included plus washer/dryer. Call today to schedule your private tour!

7. 2023-12-27
   soldstatus $305,000 Closed 344-char remark

   Show marketing remark (344 chars)

   Cozy 3BED/1.5BATH home in the heart of smalltown Oakland! Early 20th-century charm in the 2-story farmhouse style. Spacious lot is perfect for entertaining guests, pets, gardening, and/or family activities. New roof in 2020. New foundation in 2022. Kitchen appliances included as listed + washer/dryer. Call today to schedule your private tour!

8. 2023-12-27
   soldstatus $305,000

   Show marketing remark (344 chars)

   Cozy 3BED/1.5BATH home in the heart of smalltown Oakland! Early 20th-century charm in the 2-story farmhouse style. Spacious lot is perfect for entertaining guests, pets, gardening, and/or family activities. New roof in 2020. New foundation in 2022. Kitchen appliances included as listed + washer/dryer. Call today to schedule your private tour!

9. 2023-12-11
   status Pending 344-char remark

   Show marketing remark (344 chars)

   Cozy 3BED/1.5BATH home in the heart of smalltown Oakland! Early 20th-century charm in the 2-story farmhouse style. Spacious lot is perfect for entertaining guests, pets, gardening, and/or family activities. New roof in 2020. New foundation in 2022. Kitchen appliances included as listed + washer/dryer. Call today to schedule your private tour!

10. 2023-12-06
    status Active 344-char remark

    Show marketing remark (344 chars)

    Cozy 3BED/1.5BATH home in the heart of smalltown Oakland! Early 20th-century charm in the 2-story farmhouse style. Spacious lot is perfect for entertaining guests, pets, gardening, and/or family activities. New roof in 2020. New foundation in 2022. Kitchen appliances included as listed + washer/dryer. Call today to schedule your private tour!

11. 2023-10-13
    historical 344-char remark

    Show marketing remark (344 chars)

    Cozy 3BED/1.5BATH home in the heart of smalltown Oakland! Early 20th-century charm in the 2-story farmhouse style. Spacious lot is perfect for entertaining guests, pets, gardening, and/or family activities. New roof in 2020. New foundation in 2022. Kitchen appliances included as listed + washer/dryer. Call today to schedule your private tour!

12. 2023-10-11
    listed $305,000 344-char remark

    Show marketing remark (344 chars)

    Cozy 3BED/1.5BATH home in the heart of smalltown Oakland! Early 20th-century charm in the 2-story farmhouse style. Spacious lot is perfect for entertaining guests, pets, gardening, and/or family activities. New roof in 2020. New foundation in 2022. Kitchen appliances included as listed + washer/dryer. Call today to schedule your private tour!

13. 2006-12-01
    soldstatus $150,000

ⓘ 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: $2,670 · $222/mo
• Projected year-2 tax: $3,196 · $266/mo
• Expected delta: +$526/yr (+$44/mo · 19.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,740
• − Mortgage interest: −$18,457
• − Property taxes: −$2,670
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$9,585
• Taxable loss: −$13,258
• Est. tax savings @ 24.0%: +$3,182
• After-tax cash flow: $-3,906/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: Oakland SD 1
• NCES district ID: 4109120
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $41,653
• Composite: 47.51/100
• National rank: #4983
• State rank: #21 of 183 in OR

Livability — Oakland

• Score: 74/100
• State rank: #93
• US rank: #4626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, OR
• Population (ZIP): 4,027

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 105,191 people
• By 2030: 102,664 · -2.4%
• By 2040: 96,668 · -8.1%
• By 2050: 91,279 · -13.2%
• By 2075: 79,395 · -24.5%
• By 2100: 66,107 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 3% Native American 2%
• Common ancestry: Portuguese 7% Slovak 4% Italian 4%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+37.7) · D 29.9% · R 67.6% · Other 2.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -20.1pp · 2024: -37.7pp
• All cycles: 2024: R+37.7 2020: R+37.5 2016: R+39.4 2012: R+27.6 2008: R+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.86%
• Current HPI: 418.8492
• 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

+119.7% since first listed

13 events — show timeline

• 2026-05-18 Pending — RMLS
• 2026-05-12 Price Changed $329,500 RMLS
• 2026-04-18 Relisted — RMLS
• 2026-04-04 Contingent — RMLS
• 2026-03-10 Pending — RMLS
• 2026-01-27 Listed $335,000 RMLS
• 2023-12-27 Sold (Public Records) $305,000 Public Records
• 2023-12-27 Sold (MLS) $305,000 RMLS
• 2023-12-11 Pending — RMLS
• 2023-12-06 Relisted — RMLS
• 2023-10-13 Delisted — RMLS
• 2023-10-11 Listed $305,000 RMLS
• 2006-12-01 Sold (Public Records) $150,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,670 · +2.8% YoY. Source: county tax records.