Real Estate Investing in Gates, Oregon (97346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97346 (Gates, 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.
- Elevated vacancy: 9.9% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 31.8 — 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 Gates, OR (97346)?
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Market Analysis: 97346 Gates
This part of Linn County is not an easy win. The 97346 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $481K purchase price, 0.0% nominal cap — the work to hit that pro forma in 97346 is substantial and deserves full respect.
Nearby ZIPs in Gates have seen price recovery that 97346 has not matched. Linn County data supports the view that the spread is structural rather than temporary.
The demographic picture in 97346 includes headwinds that any investor should price in. Income distribution skews lower than Gates averages, and tenant stability requires active management.
The right play in 97346 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Gates:
Market Trends
Home Value History (with trend line)
📊 How Does 97346 Compare?
| Metric | 97346 | Gates | Albany-Lebanon, OR | Oregon |
|---|---|---|---|---|
| Home Value | $481,329 | $481,329 | N/A | $493,884 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 4.9% |
| Avg Rent | $1,260 | $1,260 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97346 (Gates, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $481,329 |
| Monthly Rent | $1,260 |
| Price-to-Rent | 31.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.0%). 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 97346
Population: 970
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 97346
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Mari-Linn Elementary School
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
Do rentals sit vacant long in Gates, OR?
Rental vacancy in Gates, OR is elevated. Investors should budget normal turnover but not chronic empty units.
Is Gates, OR good for landlords?
Gates, OR falls under OR landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much do tenants pay in Gates, OR?
Rent in Gates, OR is around $1,260/mo. The resulting rent-to-value relationship with $481K pricing is reasonable for most investor models.
Does a duplex house hack pencil in Gates, OR?
The a challenging house-hack environment in Gates, OR reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How does Gates, OR stack up for property investment?
Yes - Gates, OR a 3.0/5 investability score. With $481K home prices against $1,260/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 97346 now. You don’t know where it ranks.
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