Real Estate Investing in Arch Cape, Oregon (97102)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97102 (Arch Cape, OR)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 57.3% of homes vacant — above national norms.
- Higher unemployment: 7.3% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 55.1 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Arch Cape, OR (97102)?
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Market Analysis: 97102 Arch Cape
The 97102 ZIP in Arch Cape, OR is a local-operator market. Outside capital chasing a $958K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 97102 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader OR picture, 97102 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 97102 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 97102 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Arch Cape:
Property Strategy for 97102
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $736,111 | $1,610 | 1.6% | +7.6% | $368,056 |
| 3BR | $961,005 | $2,240 | 1.7% | +8.1% | $320,335 |
Market Trends
Home Value History (with trend line)
📊 How Does 97102 Compare?
| Metric | 97102 | Arch Cape | Oregon |
|---|---|---|---|
| Home Value | $957,558 | $957,558 | $493,884 |
| 5-Year CAGR | 4.5% | 4.5% | 4.9% |
| Avg Rent | $1,449 | $1,449 | - |
| Cap Rate | 1.2% | 1.2% | - |
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 97102 (Arch Cape, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $957,558 |
| Monthly Rent | $1,449 |
| Price-to-Rent | 55.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.8% |
| Cap Rate | 1.2% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (1.2%). 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 97102
Population: 378
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Where do rents currently stand in Arch Cape, OR?
Investors in Arch Cape, OR typically see rents near $1,449/mo per month against $958K home values - a solid setup for rental cash flow.
Is the tenant base reliable in Arch Cape, OR?
The renter base in Arch Cape, OR is reasonable for the $1,449/mo price point. Screening well and pricing to market typically yields steady tenants.
Is Arch Cape, OR a good market for FHA house hackers?
Arch Cape, OR is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $958K price point reasonable to enter.
How do landlord-tenant laws work in Arch Cape, OR?
OR ranks as a landlord-friendly state for landlord-tenant law. Arch Cape generally follows the statewide framework, so landlords face reasonable operating rules.
How should investors approach Arch Cape, OR?
In Arch Cape, OR the solid play is typically careful cash-flow rentals with hands-on management. The combination of $958K prices and $1,449/mo rents suits that approach.
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