120 2nd St · North Powder, OR 97867

$99,999

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 54 Days on market

Built 1973 7,405 sqft lot $118/sqft · 54% below area ↓ 9% since listing

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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).

• Cash flow +16.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Discover the charm and potential of this unique A-frame retreat, ready for your finishing touches and personal vision. Located just 34 minutes from Anthony Lakes Mountain Resort, this property is an ideal basecamp for year-round adventure, whether you enjoy skiing, hiking, fishing, or peaceful mountain escapes. The home has already seen partial remodeling, giving you a head start while still leaving room to make it your own. Offering approximately 848 square feet of living space on a spacious 7,500 square foot lot, there is plenty of room to relax, expand outdoor living areas, or create the getaway you’ve always wanted. Whether you’re searching for a cozy full-time residence, a

Key facts

• Outdoor living areas
• Partial remodeling
• A-frame retreat

Tags

• A-FRAME RETREAT
• PARTIAL REMODELING
• SPACIOUS LOT
• OUTDOOR LIVING AREAS
• INCOME-PRODUCING RENTAL

Property features AI

Finance

• Other: Lot approx. 0.17 acre (50' x 150'); Zoned NP-R; Not a land-lease property

Exterior

• Parking: Off-street parking; RV parking / RV access
• Utilities: Public water; Public sewer; Gas fuel
• Home design: Single-family residence; Residential property; Fixer condition; View of mountains; Main living area on main level
• Construction: Built in 1973; UAC building area
• Exterior features: Metal roof; Lap siding; Wood siding; Level lot; Paved road access

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: Primary bedroom (upper level); Second bedroom
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas stove heating; No central heating listed; No cooling listed
• Interior features: Family room; Great room; Dining room; Living room; Mountain view

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $60 ($719/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 $87k (13.1% below list).
• Recommended offer: $87k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#250 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools D-, crime F.
• North Powder SD 8J (rural): math 25% / reading 25% proficiency, ranked #54 of 58 in OR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 38 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $1k appreciation (1.1% local appreciation)).
• Union County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $86,942 (13.1% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.87% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $216,413
• List price: $99,999
• Delta: -53.79%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

1.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.22×
• Total profit: $6,108
• Equity at exit: $34,616

10-year hold

• IRR: 8.6%
• Equity multiple: 2.05×
• Total profit: $29,459
• Equity at exit: $46,374

Cash invested: $28,000 (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 97867

• Home prices YoY: 0.6%
• Active inventory: 10
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $60

Break-even live

Break-even rent $794

Max offer price $99,999

Occupancy floor 88%

Sensitivity live

Price	-10% $117	-5% $88	+0% $60	+5% $32	+10% $3
Rent	-10% $-9	-5% $26	+0% $60	+5% $94	+10% $129
Rate	-1.0pp $110	-0.5pp $85	base $60	+0.5pp $34	+1.0pp $8

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,999 Active 54 DOM
2. 2026-06-19
   days on market $99,999 Active 52 DOM
3. 2026-06-18
   days on market $99,999 Active 51 DOM
4. 2026-06-17
   days on market $99,999 Active 50 DOM
5. 2026-06-16
   days on market $99,999 Active 49 DOM
6. 2026-06-15
   days on market $99,999 Active 48 DOM
7. 2026-06-14
   days on market $99,999 Active 46 DOM
8. 2026-06-12
   days on market $99,999 Active 45 DOM
9. 2026-06-09
   days on market $99,999 Active 42 DOM
10. 2026-06-08
    days on market $99,999 Active 41 DOM
11. 2026-06-07
    days on market $99,999 Active 40 DOM
12. 2026-06-04
    days on market $99,999 Active 36 DOM
13. 2026-06-02
    days on market $99,999 Active 35 DOM
14. 2026-06-01
    days on market $99,999 Active 34 DOM
15. 2026-05-31
    days on market $99,999 Active 33 DOM
16. 2026-05-31
    days on market $99,999 Active 32 DOM
17. 2026-05-16
    price $99,999 883-char remark
18. 2026-04-27
    listed $110,000 Active 883-char remark

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$240/yr (+$20/mo · 32.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,433
• − Mortgage interest: −$5,601
• − Property taxes: −$730
• − Insurance: −$500
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$2,909
• Taxable loss: −$977
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $953/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: North Powder SD 8J
• NCES district ID: 4108940
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 25% ▼ -20.00%
• Median HH income: $42,947
• Composite: 21.39/100
• National rank: #8355
• State rank: #54 of 58 in OR

Livability — North Powder

• Score: 62/100
• State rank: #250
• US rank: #17162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Powder, OR
• Population (ZIP): 1,057

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,207 people
• By 2030: 24,794 · -1.6%
• By 2040: 23,658 · -6.1%
• By 2050: 22,897 · -9.2%
• By 2075: 20,885 · -17.1%
• By 2100: 17,841 · -29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Italian 3% Scottish 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 92% English-only · Other Indo-European 7%

Political lean MEDSL · Union

• 2024 margin: Solid R (+40.6) · D 28.1% · R 68.7% · Other 3.1%
• 2008→2024 swing: -17.0pp toward R · 2008: -23.6pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+40.4 2016: R+41.4 2012: R+30.8 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.09%
• Current HPI: 198.292
• 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

-9.1% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $99,999 RMLS
• 2026-04-27 Listed $110,000 RMLS

Property tax history

+5.4%/yr

Latest (2025): $730 · +1.9% YoY. Source: county tax records.