Real Estate Investing in Pleasant Hill, Oregon (97455)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97455 (Pleasant Hill, OR)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.7% of homes vacant — above national norms.
- Higher unemployment: 9.3% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 31.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Pleasant Hill, OR (97455)?
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Market Analysis: 97455 Pleasant Hill
This part of Lane County is not an easy win. The 97455 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 97455 is robust only for operators who understand what they are buying. A $673K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Pleasant Hill have seen price recovery that 97455 has not matched. Lane County data supports the view that the spread is structural rather than temporary.
A robust renter share of 19% in 97455 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Pleasant Hill's stable or hybrid ZIPs before stepping into 97455. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Pleasant Hill:
Property Strategy for 97455
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $636,546 | $2,790 | 3.2% | +6.5% | $212,182 |
| 4BR | $745,612 | $3,360 | 3.2% | +6.6% | $186,403 |
Market Trends
Home Value History (with trend line)
📊 How Does 97455 Compare?
| Metric | 97455 | Pleasant Hill | Eugene-Springfield, OR | Oregon |
|---|---|---|---|---|
| Home Value | $673,344 | $673,344 | N/A | $493,884 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 4.9% |
| Avg Rent | $1,809 | $1,809 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
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 97455 (Pleasant Hill, 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 | $673,344 |
| Monthly Rent | $1,809 |
| Price-to-Rent | 31.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.1%). 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 97455
Population: 2,326
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 97455
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,790 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Pleasant Hill, OR?
Pleasant Hill, OR median home values land near $673K. That is reasonable territory for investors looking at $1,809/mo-per-month rentals.
Is Pleasant Hill, OR a friendly market for rental owners?
Pleasant Hill, OR falls under OR landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How deep is the rental pool in Pleasant Hill, OR?
The tenant pool in Pleasant Hill, OR is solid, supported by local employment and population fundamentals. Rents of $1,809/mo are well-absorbed by the market.
How strong are rents in Pleasant Hill, OR?
The typical rental in Pleasant Hill, OR commands about $1,809/mo monthly. That rent profile measured cash flow against the $673K purchase basis.
Can I live-in-and-rent in Pleasant Hill, OR?
The house hack math a challenging in Pleasant Hill, OR. Owner-occupant buyers benefit from the $1,809/mo rents and $673K home values.
You know 97455 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 97455 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 97455 ranks in Eugene-Springfield, OR
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