1006 Mountain View Rd · Sweet Home, OR 97386

$374,000

3 bd · 2.0 ba · 3,386 sqft · SingleFamily public records · 78 Days on market

Built 1960 1.27 ac lot $110/sqft · 29% below area Est $528k · 29% 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 +15.0/15.0
• Cash flow +7.2/30.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market!! Ready to escape the hustle and bustle? This is peaceful country living at its finest! Versatility is at the core of this custom home with plenty of bonus living space! You will be welcomed home by the lush front lawn, adorned by mature trees and a front garden that exudes the soft smell of hyacinth. Upon entering the home, classic details will warm your soul--from the wooden window frames to the oak staircase, the gas stove heaters, and bamboo floors. This home was deeply loved and it shows. Now it’s your turn. The bonus rooms with separate exterior entrances provide the possibility for multigenerational living. The primary bedroom and laundry on the main floor accommodate convenience and the upstairs offers privacy. Summer evenings will be spent making s’mores at the fire pit, cooking in the covered BBQ area or just nature watching from the back patio. Plenty of land to enjoy—-1.27 acres! Your inner chef will love the kitchen, complete with gas stove with a convection oven (with a gorgeous bright blue interior) and professional grade exhaust hood, insta-hot, and reverse osmosis water filter system! Enjoy the efficiency of an on demand water heater and a gas dryer. Sweet Home is a quiet but friendly Willamette Valley community, close to Foster Lake, the Willamette National Forest and the beautiful Cascade Mountains. Come see how much this home has to offer today!

Key facts

• Gas stove heaters
• Front garden
• Oak staircase

Tags

• BONUS LIVING SPACE
• MATURE TREES
• FRONT GARDEN
• WOODEN WINDOW FRAMES
• OAK STAIRCASE
• GAS STOVE HEATERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $374k.

Deal economics

• At list price, monthly cash flow is $-516 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (35.7% below list).
• Recommended offer: $241k (35.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.9% in Sweet Home — 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 63/100 on livability (#233 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Sweet Home SD 55 (town): math 26% / reading 42% proficiency, ranked #29 of 58 in OR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $121k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $144k; list at $374k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $240,557 (35.7% 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 78 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 13.0

CMA / ARV

• ARV (median comp): $528,466
• List price: $374,000
• Delta: -29.23%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-93,522
• Equity at exit: $55,765

10-year hold

• IRR: -23.8%
• Equity multiple: -0.18×
• Total profit: $-124,010
• Equity at exit: $32,337

Cash invested: $104,720 (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 97386

• Active inventory: 166
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$1,961
• Tax from tax record: −$299 /mo · $3,589/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-516

Break-even live

Break-even rent $3,058

Max offer price $282,885

Occupancy floor —

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: $93,500
• Closing costs: $11,220
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $374,000 Active 78 DOM
2. 2026-06-18
   days on market $374,000 Active 77 DOM
3. 2026-06-17
   days on market $374,000 Active 76 DOM
4. 2026-06-16
   days on market $374,000 Active 75 DOM
5. 2026-06-15
   days on market $374,000 Active 74 DOM
6. 2026-06-14
   days on market $374,000 Active 72 DOM
7. 2026-06-13
   days on market $374,000 Active 71 DOM
8. 2026-06-10
   days on market $374,000 Active 69 DOM
9. 2026-06-09
   days on market $374,000 Active 68 DOM
10. 2026-06-08
    days on market $374,000 Active 67 DOM
11. 2026-06-07
    days on market $374,000 Active 66 DOM
12. 2026-06-05
    days on market $374,000 Active 63 DOM
13. 2026-06-02
    days on market $374,000 Active 61 DOM
14. 2026-06-01
    days on market $374,000 Active 60 DOM
15. 2026-06-01
    price $374,000 Active 59 DOM
16. 2026-05-31
    days on market $474,900 Active 59 DOM
17. 2026-05-30
    days on market $474,900 Active 58 DOM
18. 2026-05-10
    status Active 1424-char remark

    Show marketing remark (1424 chars)

    Back on the market!! Ready to escape the hustle and bustle? This is peaceful country living at its finest! Versatility is at the core of this custom home with plenty of bonus living space! You will be welcomed home by the lush front lawn, adorned by mature trees and a front garden that exudes the soft smell of hyacinth. Upon entering the home, classic details will warm your soul--from the wooden window frames to the oak staircase, the gas stove heaters, and bamboo floors. This home was deeply loved and it shows. Now it’s your turn. The bonus rooms with separate exterior entrances provide the possibility for multigenerational living. The primary bedroom and laundry on the main floor accommodate convenience and the upstairs offers privacy. Summer evenings will be spent making s’mores at the fire pit, cooking in the covered BBQ area or just nature watching from the back patio. Plenty of land to enjoy—-1.27 acres! Your inner chef will love the kitchen, complete with gas stove with a convection oven (with a gorgeous bright blue interior) and professional grade exhaust hood, insta-hot, and reverse osmosis water filter system! Enjoy the efficiency of an on demand water heater and a gas dryer. Sweet Home is a quiet but friendly Willamette Valley community, close to Foster Lake, the Willamette National Forest and the beautiful Cascade Mountains. Come see how much this home has to offer today!

19. 2026-04-21
    status Pending 1424-char remark

    Show marketing remark (1424 chars)

    Back on the market!! Ready to escape the hustle and bustle? This is peaceful country living at its finest! Versatility is at the core of this custom home with plenty of bonus living space! You will be welcomed home by the lush front lawn, adorned by mature trees and a front garden that exudes the soft smell of hyacinth. Upon entering the home, classic details will warm your soul--from the wooden window frames to the oak staircase, the gas stove heaters, and bamboo floors. This home was deeply loved and it shows. Now it’s your turn. The bonus rooms with separate exterior entrances provide the possibility for multigenerational living. The primary bedroom and laundry on the main floor accommodate convenience and the upstairs offers privacy. Summer evenings will be spent making s’mores at the fire pit, cooking in the covered BBQ area or just nature watching from the back patio. Plenty of land to enjoy—-1.27 acres! Your inner chef will love the kitchen, complete with gas stove with a convection oven (with a gorgeous bright blue interior) and professional grade exhaust hood, insta-hot, and reverse osmosis water filter system! Enjoy the efficiency of an on demand water heater and a gas dryer. Sweet Home is a quiet but friendly Willamette Valley community, close to Foster Lake, the Willamette National Forest and the beautiful Cascade Mountains. Come see how much this home has to offer today!

20. 2026-04-18
    price $474,900 1424-char remark

    Show marketing remark (1424 chars)

    Back on the market!! Ready to escape the hustle and bustle? This is peaceful country living at its finest! Versatility is at the core of this custom home with plenty of bonus living space! You will be welcomed home by the lush front lawn, adorned by mature trees and a front garden that exudes the soft smell of hyacinth. Upon entering the home, classic details will warm your soul--from the wooden window frames to the oak staircase, the gas stove heaters, and bamboo floors. This home was deeply loved and it shows. Now it’s your turn. The bonus rooms with separate exterior entrances provide the possibility for multigenerational living. The primary bedroom and laundry on the main floor accommodate convenience and the upstairs offers privacy. Summer evenings will be spent making s’mores at the fire pit, cooking in the covered BBQ area or just nature watching from the back patio. Plenty of land to enjoy—-1.27 acres! Your inner chef will love the kitchen, complete with gas stove with a convection oven (with a gorgeous bright blue interior) and professional grade exhaust hood, insta-hot, and reverse osmosis water filter system! Enjoy the efficiency of an on demand water heater and a gas dryer. Sweet Home is a quiet but friendly Willamette Valley community, close to Foster Lake, the Willamette National Forest and the beautiful Cascade Mountains. Come see how much this home has to offer today!

21. 2026-03-13
    listed $495,000 Active 1424-char remark

    Show marketing remark (1424 chars)

    Back on the market!! Ready to escape the hustle and bustle? This is peaceful country living at its finest! Versatility is at the core of this custom home with plenty of bonus living space! You will be welcomed home by the lush front lawn, adorned by mature trees and a front garden that exudes the soft smell of hyacinth. Upon entering the home, classic details will warm your soul--from the wooden window frames to the oak staircase, the gas stove heaters, and bamboo floors. This home was deeply loved and it shows. Now it’s your turn. The bonus rooms with separate exterior entrances provide the possibility for multigenerational living. The primary bedroom and laundry on the main floor accommodate convenience and the upstairs offers privacy. Summer evenings will be spent making s’mores at the fire pit, cooking in the covered BBQ area or just nature watching from the back patio. Plenty of land to enjoy—-1.27 acres! Your inner chef will love the kitchen, complete with gas stove with a convection oven (with a gorgeous bright blue interior) and professional grade exhaust hood, insta-hot, and reverse osmosis water filter system! Enjoy the efficiency of an on demand water heater and a gas dryer. Sweet Home is a quiet but friendly Willamette Valley community, close to Foster Lake, the Willamette National Forest and the beautiful Cascade Mountains. Come see how much this home has to offer today!

22. 2026-01-18
    price $499,950
23. 2014-10-01
    historical
24. 2014-03-20
    historical
25. 2014-03-20
    historical
26. 2011-01-20
    soldstatus $144,000 Sold
27. 2011-01-20
    soldstatus $144,000 Sold
28. 2010-12-20
    historical
29. 2010-12-20
    historical
30. 2010-12-06
    historical Active under Contract
31. 2010-12-06
    historical Active under Contract
32. 2010-11-13
    listed $155,800 Active
33. 2010-11-12
    price $155,800
34. 2010-10-22
    price $161,800
35. 2010-09-14
    listed $174,800 Active
36. 2010-06-15
    historical
37. 2010-01-08
    listed $168,500 Active
38. 2006-08-23
    listed $259,000
39. 2006-08-18
    listed $259,000
40. 2006-01-27
    listed $259,000
41. 2004-04-30
    soldstatus $140,000
42. 1997-09-03
    soldstatus $140,000
43. 1996-10-18
    soldstatus $89,000

ⓘ 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: $3,589 · $299/mo
• Projected year-2 tax: $3,628 · $302/mo
• Expected delta: +$39/yr (+$3/mo · 1.1%)

ⓘ 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 8 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,867
• − Mortgage interest: −$20,950
• − Property taxes: −$3,589
• − Insurance: −$1,870
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − Depreciation: −$10,880
• Taxable loss: −$13,040
• Est. tax savings @ 24.0%: +$3,130
• After-tax cash flow: $-3,060/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: Sweet Home SD 55
• NCES district ID: 4111970
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,727
• Composite: 28.67/100
• National rank: #6698
• State rank: #29 of 58 in OR

Livability — Sweet Home

• Score: 63/100
• State rank: #233
• US rank: #15826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Home, OR
• Population (ZIP): 15,509

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -173.31%
• Current HPI: 241.0077
• 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

+433.6% since first listed

26 events — show timeline

• 2026-05-10 Relisted — RMLS
• 2026-04-21 Pending — RMLS
• 2026-04-18 Price Changed $474,900 RMLS
• 2026-03-13 Listed $495,000 RMLS
• 2026-01-18 Price Changed $499,950 WVMLS
• 2014-10-01 Listing Removed — WVMLS
• 2014-03-20 Listing Removed — WVMLS
• 2014-03-20 Listing Removed — WVMLS
• 2011-01-20 Sold (MLS) $144,000 WVMLS
• 2011-01-20 Sold (MLS) $144,000 WVMLS
• 2010-12-20 Listing Removed — WVMLS
• 2010-12-20 Listing Removed — WVMLS
• 2010-12-06 Contingent — WVMLS
• 2010-12-06 Contingent — WVMLS
• 2010-11-13 Listed $155,800 WVMLS
• 2010-11-12 Price Changed $155,800 WVMLS
• 2010-10-22 Price Changed $161,800 WVMLS
• 2010-09-14 Listed $174,800 WVMLS
• 2010-06-15 Listing Removed — WVMLS
• 2010-01-08 Listed $168,500 WVMLS
• 2006-08-23 Listed $259,000 WVMLS
• 2006-08-18 Listed $259,000 WVMLS
• 2006-01-27 Listed $259,000 WVMLS
• 2004-04-30 Sold (Public Records) $140,000 Public Records
• 1997-09-03 Sold (Public Records) $140,000 Public Records
• 1996-10-18 Sold (Public Records) $89,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,589 · +2.9% YoY. Source: county tax records.