115 NE Eighth St · Oakland, OR 97462

$214,400

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 110 Days on market

Built 1989 6,534 sqft lot Est $367k · 42% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled 3 Bd 2 Ba home on quiet city lot. Nice vinyl windows,new roof, new carpet & tile, new tape & texture, new heat pump, new everything! Den/office could be a 4th bedroom. This is a must see.

Key facts

• Small deck
• Level lot
• Mature landscaping

Tags

• LEVEL LOT
• WELCOMING FRONT ENTRY
• SMALL DECK
• MATURE LANDSCAPING
• DETACHED GARAGE
• NEAR LOCAL SCHOOLS

Property features AI

Finance

• Financial info: No land lease
• HOA & community: Not a senior community; Zoned Low Density

Exterior

• Parking: Driveway; Detached 1-car garage; Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home on real property; Residential property; Single-story (main level living); Built in 1989; No significant view
• Construction: Composition roof; T-111 siding; Crawl space foundation; Built in 1989
• Exterior features: Deck; Yard; T-111 siding; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Primary bedroom (Main level); Second bedroom (Main level); Third bedroom (Main level)
• Flooring: Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Wall-to-wall carpet; Double-pane windows with vinyl frames; Crawl space basement
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $190k (11.6% below list).
• Recommended offer: $190k (11.6% 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.
• Zoned schools: Oakland Elementary School (math 34% / reading 54%, grade F, #143 of 412 statewide, top 38%, 222 students, 65% FRL); Lincoln Middle School (math 32% / reading 57%, grade D, #33 of 128 statewide, top 27%, 185 students, 49% FRL); Oakland High School (math 34% / reading 64%, grade D, #50 of 143 statewide, top 37%, 221 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• 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 $23k of equity ($1k loan paydown + $21k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $54k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 (11.6% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $366,912
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
777 Oak St	0.07mi	3/2.0	1,522 (-3%)	1mo	$350,000	$230	91
613 SE 5th St	0.32mi	3/2.0	1,540 (-2%)	1mo	$369,000	$240	81
931 Locust St	0.16mi	3/2.0	1,677 (+7%)	13mo	$395,000	$236	70
215 NE 9th St	0.11mi	3/2.0	1,386 (-12%)	10mo	$325,000	$234	67
1172 Old Town Loop Rd	0.68mi	3/2.0	1,568 (0%)	12mo	$470,000	$300	58
106 SE Walnut St	0.39mi	3/2.0	1,664 (+6%)	17mo	$310,000	$186	57
144 Clear Lake St	0.53mi	3/2.0	1,726 (+10%)	13mo	$400,000	$232	48
531 NE 5th St	0.29mi	3/1.0	1,356 (-14%)	20mo	$285,000	$210	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: 25.9%
• Equity multiple: 3.06×
• Total profit: $123,949
• Equity at exit: $193,149

10-year hold

• IRR: 22.8%
• Equity multiple: 6.98×
• Total profit: $359,274
• Equity at exit: $416,532

Cash invested: $60,032 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,124
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $113

Break-even live

Break-even rent $1,752

Max offer price $214,400

Occupancy floor 89%

Sensitivity live

Price	-10% $235	-5% $174	+0% $113	+5% $53	+10% $-8
Rent	-10% $-36	-5% $38	+0% $113	+5% $188	+10% $263
Rate	-1.0pp $221	-0.5pp $168	base $113	+0.5pp $58	+1.0pp $1

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: $53,600
• Closing costs: $6,432
• 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	0.38mi
420 SE 1st St Oakland, OR	3.0	2.0	1297	$1,895	$1.46	14d	1	0.38mi

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-04-03
   price $214,400
3. 2026-02-26
   price $241,200
4. 2026-01-10
   listed $268,000 Active
5. 2006-06-13
   soldstatus $164,000 216-char remark

   Show marketing remark (216 chars)

   Completely remodeled 3 Bd 2 Ba home on quiet city lot. Nice vinyl windows,new roof, new carpet & tile, new tape & texture, new heat pump, new everything! Den/office could be a 4th bedroom. This is a must see.

6. 2006-06-12
   soldstatus $164,000
7. 2006-06-09
   historical 216-char remark

   Show marketing remark (216 chars)

   Completely remodeled 3 Bd 2 Ba home on quiet city lot. Nice vinyl windows,new roof, new carpet & tile, new tape & texture, new heat pump, new everything! Den/office could be a 4th bedroom. This is a must see.

8. 2006-04-20
   listed $169,000 216-char remark

   Show marketing remark (216 chars)

   Completely remodeled 3 Bd 2 Ba home on quiet city lot. Nice vinyl windows,new roof, new carpet & tile, new tape & texture, new heat pump, new everything! Den/office could be a 4th bedroom. This is a must see.

9. 2000-12-20
   soldstatus $67,000

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,080 · $173/mo
• Expected delta: +$38/yr (+$3/mo · 1.9%)

ⓘ 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: −$12,010
• − Property taxes: −$2,042
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$6,237
• Taxable loss: −$2,259
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,901/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

+220.0% since first listed

9 events — show timeline

• 2026-05-01 Pending — RMLS
• 2026-04-03 Price Changed $214,400 RMLS
• 2026-02-26 Price Changed $241,200 RMLS
• 2026-01-10 Listed $268,000 RMLS
• 2006-06-13 Sold (MLS) $164,000 RMLS
• 2006-06-12 Sold (Public Records) $164,000 Public Records
• 2006-06-09 Delisted — RMLS
• 2006-04-20 Listed $169,000 RMLS
• 2000-12-20 Sold (Public Records) $67,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,042 · +2.8% YoY. Source: county tax records.