Real Estate Investing in Willamina, Oregon (97396)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97396 (Willamina, 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: 10.6% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Willamina, OR (97396)?
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Market Analysis: 97396 Willamina
On balance, ZIP 97396 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $365K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $365K asset, 97396 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 97396 among OR's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 97396 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 97396 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 Willamina:
Property Strategy for 97396
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $283,134 | $1,800 | 4.6% | +5.5% | $141,567 |
| 3BR | $354,359 | $2,470 | 5.0% | +6.7% | $118,120 |
| 4BR | $411,392 | $2,900 | 5.1% | +5.3% | $102,848 |
Market Trends
Home Value History (with trend line)
📊 How Does 97396 Compare?
| Metric | 97396 | Willamina | Oregon |
|---|---|---|---|
| Home Value | $365,327 | $365,327 | $493,884 |
| 5-Year CAGR | 3.7% | 3.7% | 4.9% |
| Avg Rent | $1,620 | $1,620 | - |
| Cap Rate | 3.5% | 3.5% | - |
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 97396 (Willamina, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $365,327 |
| Monthly Rent | $1,620 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (3.5%). 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 97396
Population: 3,447
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 97396
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
How do experienced investors play Willamina, OR?
A careful cash-flow rentals with hands-on management strategy Willamina, OR best. The market produces even-keeled results for that approach at the $365K price point.
What kind of tenants rent in Willamina, OR?
Willamina, OR draws a reliable base of working renters. Demand at the $1,620/mo rent level is reasonable for standard single-family and small multi rentals.
Is Willamina, OR a good market for buy-and-hold investors?
Yes - Willamina, OR a 3.0/5 investability score. With $365K home prices against $1,620/mo monthly rent, the market delivers a reasonable entry point for new investors.
How strict are landlord regulations in Willamina, OR?
Landlord-friendliness in Willamina, OR is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How much is rent in Willamina, OR?
Expect rents around $1,620/mo per month in Willamina, OR. With home values at $365K, the yield math works out to reasonable levels for rental investors.
You know 97396 now. You don’t know where it ranks.
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How 97396 ranks in Portland-Vancouver-Hillsboro, OR-WA
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