Real Estate Investing in Scappoose, Oregon (97056)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97056 (Scappoose, 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 25.7 — hard to cash-flow at these prices.
What’s happening in Scappoose, OR (97056)?
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Market Analysis: 97056 Scappoose
Not every below-median market is a bargain. Scappoose's 97056 ZIP records signals that favor experienced operators who can absorb the risk $492K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 97056 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within OR, ZIP 97056 trails on several market indicators that neighboring Columbia County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Resident income in 97056 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 97056 is an operator game, not a passive one. Turning to rents, entry prices of $492K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Scappoose:
Property Strategy for 97056
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $393,098 | $1,970 | 3.6% | +5.0% | $196,549 |
| 3BR | $469,424 | $2,680 | 4.1% | +4.9% | $156,475 |
| 4BR | $545,519 | $3,190 | 4.2% | +5.0% | $136,380 |
| 5BR | $625,454 | — | — | +4.4% | $125,091 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 97056 Compare?
| Metric | 97056 | Scappoose | Oregon |
|---|---|---|---|
| Home Value | $491,726 | $491,726 | $493,884 |
| 5-Year CAGR | 1.9% | 1.9% | 4.9% |
| Avg Rent | $1,595 | $1,595 | - |
| Cap Rate | 2.5% | 2.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97056 (Scappoose, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $491,726 |
| Monthly Rent | $1,595 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (2.5%). 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 97056
Population: 12,794
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 97056
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.
Frequently Asked Questions
What are home prices like in Scappoose, OR?
Median home price in Scappoose, OR is near $492K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
How do landlord-tenant laws work in Scappoose, OR?
OR law landlord-friendly for landlords, and Scappoose inherits those rules. Investors should still review local ordinances for rental licensing.
Are tenants stable in Scappoose, OR?
Scappoose, OR draws a reliable base of working renters. Demand at the $1,595/mo rent level is reasonable for standard single-family and small multi rentals.
How strong are rents in Scappoose, OR?
Investors in Scappoose, OR typically see rents near $1,595/mo per month against $492K home values - a solid setup for rental cash flow.
Is vacancy a concern in Scappoose, OR?
Rental vacancy in Scappoose, OR is elevated. Investors should budget normal turnover but not chronic empty units.
You know 97056 now. You don’t know where it ranks.
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How 97056 ranks in Portland-Vancouver-Hillsboro, OR-WA
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