Real Estate Investing in Blachly, Oregon (97412)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97412 (Blachly, OR)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.5% CAGR).
- High price-to-rent: Price-to-rent ratio 28.1 — 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 Blachly, OR (97412)?
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Market Analysis: 97412 Blachly
Not every below-median market is a bargain. Blachly's 97412 ZIP reports signals that favor experienced operators who can absorb the risk $419K pricing implies.
Rent of $1,242/mo on a $419K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 97412 sits below the stated 0.0% once reality is priced in.
In the broader OR picture, 97412 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 97412 ZIP's population of 640 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Blachly:
Market Trends
Home Value History (with trend line)
📊 How Does 97412 Compare?
| Metric | 97412 | Blachly | Eugene-Springfield, OR | Oregon |
|---|---|---|---|---|
| Home Value | $419,408 | $419,408 | N/A | $493,884 |
| 5-Year CAGR | 1.5% | 1.5% | N/A | 4.9% |
| Avg Rent | $1,242 | $1,242 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97412 (Blachly, OR). Anonymous, moderated, never written by AI.
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Property managers serving Lane County
Manage rentals here? List your business →Preferred Northwest Property Management offers comprehensive property management services to make managing properties easy, effortless, and affordable. summary from their website
Trio Property Management Inc. provides property management services in Eugene, Springfield, Veneta, Coburg, Junction City, Creswell, and Elmira, helping owners protect rentals and increase returns. 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 | $419,408 |
| Monthly Rent | $1,242 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (2.3%). 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 97412
Population: 640
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 97412
Schools in This ZIP Code
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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
Is Blachly, OR a smart market for rental property?
Blachly, OR posts an investability rating of 2.0/5, with median home values near $419K and average rents around $1,242/mo. That combination puts it in the substantial tier for investor interest.
What do rentals go for in Blachly, OR?
Rents in Blachly, OR run near $1,242/mo. Compared with median home prices of $419K that produces solid gross yields for typical rentals.
How high is vacancy risk in Blachly, OR?
Blachly, OR sees elevated vacancy, which is reasonable relative to the broader OR rental market.
Which investment style suits Blachly, OR?
Most investors in Blachly, OR run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
What is the median home value in Blachly, OR?
Blachly, OR home values average about $419K. That price point suits investors targeting rentals with $1,242/mo in monthly income.
You know 97412 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 97412 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 97412 ranks in Eugene-Springfield, OR
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