Real Estate Investing in Beavercreek, Oregon (97004)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97004 (Beavercreek, OR)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 36.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beavercreek, OR (97004)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 97004 Beavercreek
ZIP 97004 inside Clackamas County looks affordable on the surface — median value of $775K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 97004 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 97004 among OR's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 97004 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 97004 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Beavercreek:
Property Strategy for 97004
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $720,762 | $2,720 | 2.7% | +6.1% | $240,254 |
| 4BR | $883,284 | $3,190 | 2.6% | +6.3% | $220,821 |
Market Trends
Home Value History (with trend line)
📊 How Does 97004 Compare?
| Metric | 97004 | Beavercreek | Oregon |
|---|---|---|---|
| Home Value | $775,382 | $775,382 | $493,884 |
| 5-Year CAGR | 3.2% | 3.2% | 4.9% |
| Avg Rent | $1,782 | $1,782 | - |
| Cap Rate | 1.8% | 1.8% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97004 (Beavercreek, OR). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 97004 (Beavercreek, OR)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Clackamas County
Manage rentals here? List your business →Eagle Property Management is Portland's premier property management team, serving Portland and Lake Oswego, OR. summary from their website
Illume Property Management and North Coast Property Management eliminate the stress of property ownership and remodeling in the Portland Metro Area and on the Oregon Coast. summary from their website
Real Property Management helps protect investments, provides professional service, minimizes costs, and maximizes income for property owners. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $775,382 |
| Monthly Rent | $1,782 |
| Price-to-Rent | 36.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 97004
Population: 4,105
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 97004
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What investment strategy works best in Beavercreek, OR?
In Beavercreek, OR the durable play is typically careful cash-flow rentals with hands-on management. The combination of $775K prices and $1,782/mo rents suits that approach.
Are tenants stable in Beavercreek, OR?
Working renters make up the core of the Beavercreek, OR tenant base. The pool is reasonable for investors targeting long-term holds.
Where do rents currently stand in Beavercreek, OR?
The typical rental in Beavercreek, OR commands about $1,782/mo monthly. That rent profile steady cash flow against the $775K purchase basis.
What kind of vacancy should I budget for in Beavercreek, OR?
Beavercreek, OR vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is rental property easy to operate in Beavercreek, OR?
The landlord environment in Beavercreek, OR is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 97004 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 97004 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 97004 ranks in Portland-Vancouver-Hillsboro, OR-WA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 97004 (Beavercreek)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 97004 (Beavercreek, OR).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.