76362 Willamette Way · Oakridge, OR 97463

$195,000

2 bd · 1.0 ba · 819 sqft · SingleFamily public records · 189 Days on market

Built 1925 6,534 sqft lot $238/sqft · 17% below area Est $226k · 14% 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).

• ARV discount +13.6/15.0
• Cash flow +12.6/30.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Own a piece of history! Built in 1923, this charming single-level home offers 2 bedrooms and 1 bath. New roof as of 2025. Enjoy a large kitchen with a formal dining area, ideal for gatherings and everyday living. Step outside to relax on the deck or spend time in the fenced backyard, complete with a handy tool shed. With its classic character and functional layout, this home blends vintage charm with modern living opportunities. Own a piece of small-town charm in the heart of Oakridge, Oregon, a community surrounded by the natural beauty of the Willamette National Forest and the Western Cascades. This location offers unparalleled access to hiking, mountain biking, and forest trails, as well as nearby lakes and rivers for fishing, boating, and summer recreation. Outdoor enthusiasts will love the easy reach to snow sports in the winter, while those seeking tranquility can enjoy the peaceful, scenic surroundings year-round. Oakridge combines the serenity of mountain living with an affordable cost of living, making it perfect for first-time buyers, retirees, or anyone seeking space, privacy, and a connection to nature, all within a welcoming, close-knit community.

Key facts

• Handy tool shed
• Vintage charm
• Large kitchen

Tags

• LARGE KITCHEN
• FORMAL DINING AREA
• FENCED BACKYARD
• HANDY TOOL SHED
• VINTAGE CHARM
• MODERN LIVING OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-24 ($-293/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (24.9% below list).
• Recommended offer: $146k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.0% in Oakridge — 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 62/100 on livability (#252 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Oakridge SD 76 (town): math 22% / reading 36% proficiency, ranked #163 of 183 in OR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $118k; list at $195k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,349 (24.9% 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 189 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — 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 F-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. 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: 0.75% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $225,738
• List price: $195,000
• Delta: -13.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48117 E 2nd St	0.29mi	2/2.0	750 (-8%)	5mo	$80,000	$107	64
48115 Y Dr	0.21mi	2/1.0	896 (+9%)	21mo	$140,000	$156	57
48345 Commercial St	0.43mi	2/1.0	730 (-11%)	7mo	$110,000	$151	56
47972 W 2nd St	0.42mi	1/1.0 (-1)	864 (+6%)	21mo	$100,000	$116	48
47755 Harris St	0.72mi	2/1.0	744 (-9%)	15mo	$191,720	$258	38

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: 23.9%
• Equity multiple: 2.92×
• Total profit: $104,568
• Equity at exit: $175,671

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $308,996
• Equity at exit: $378,842

Cash invested: $54,600 (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 97463

• Home prices YoY: 4.8%
• Active inventory: 60
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-24

Break-even live

Break-even rent $1,494

Max offer price $190,690

Occupancy floor 97%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48091 Singletary Dr Oakridge, OR	2.0	1.0	1016	$1,525	$1.50	21d	1	0.07mi
47730 Christel Ln Unit 4 4 Oakridge, OR	2.0	1.0	550	$875	$1.59	21d	1	0.80mi

Listing history 16 events

1. 2026-06-18
   days on market $195,000 Active 189 DOM
2. 2026-06-17
   days on market $195,000 Active 188 DOM
3. 2026-06-16
   days on market $195,000 Active 187 DOM
4. 2026-06-15
   days on market $195,000 Active 186 DOM
5. 2026-06-13
   days on market $195,000 Active 184 DOM
6. 2026-06-12
   days on market $195,000 Active 183 DOM
7. 2026-06-09
   days on market $195,000 Active 180 DOM
8. 2026-06-08
   days on market $195,000 Active 179 DOM
9. 2026-06-08
   days on market $195,000 Active 178 DOM
10. 2026-06-07
    days on market $195,000 Active 177 DOM
11. 2026-06-04
    days on market $195,000 Active 174 DOM
12. 2026-06-02
    days on market $195,000 Active 173 DOM
13. 2026-06-01
    days on market $195,000 Active 172 DOM
14. 2026-05-31
    days on market $195,000 Active 171 DOM
15. 2025-12-11
    listed $195,000 Active 1178-char remark

    Show marketing remark (1178 chars)

    Own a piece of history! Built in 1923, this charming single-level home offers 2 bedrooms and 1 bath. New roof as of 2025. Enjoy a large kitchen with a formal dining area, ideal for gatherings and everyday living. Step outside to relax on the deck or spend time in the fenced backyard, complete with a handy tool shed. With its classic character and functional layout, this home blends vintage charm with modern living opportunities. Own a piece of small-town charm in the heart of Oakridge, Oregon, a community surrounded by the natural beauty of the Willamette National Forest and the Western Cascades. This location offers unparalleled access to hiking, mountain biking, and forest trails, as well as nearby lakes and rivers for fishing, boating, and summer recreation. Outdoor enthusiasts will love the easy reach to snow sports in the winter, while those seeking tranquility can enjoy the peaceful, scenic surroundings year-round. Oakridge combines the serenity of mountain living with an affordable cost of living, making it perfect for first-time buyers, retirees, or anyone seeking space, privacy, and a connection to nature, all within a welcoming, close-knit community.

16. 2019-05-07
    soldstatus $118,000

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$971/yr (+$81/mo · 105.5%)

ⓘ 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 9 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,562
• − Mortgage interest: −$10,923
• − Property taxes: −$920
• − Insurance: −$975
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$5,673
• Taxable loss: −$3,739
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $605/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: Oakridge SD 76
• NCES district ID: 4109150
• Math proficiency: 22% ▼ -3.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $39,696
• Composite: 27.24/100
• National rank: #12441
• State rank: #163 of 183 in OR

Livability — Oakridge

• Score: 62/100
• State rank: #252
• US rank: #17292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakridge, OR
• Population (ZIP): 3,820

Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Lithuanian 5% Serbian 4%
• Foreign-born: 0%

Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.71%
• Current HPI: 342.8226
• 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

+65.3% since first listed

2 events — show timeline

• 2025-12-11 Listed $195,000 RMLS
• 2019-05-07 Sold (Public Records) $118,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $920 · +2.7% YoY. Source: county tax records.