Real Estate Investing in Mount Vernon, Oregon (97820)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97820 (Mount Vernon, 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: 11.3% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 29.8 — 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 Mount Vernon, OR (97820)?
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Market Analysis: 97820 Mount Vernon
ZIP 97820 inside Grant County looks affordable on the surface — median value of $319K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $891/mo on a $319K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 97820 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Mount Vernon have seen price recovery that 97820 has not matched. Grant County data supports the view that the spread is structural rather than temporary.
Demographically, 97820 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 97820 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 Mount Vernon:
Market Trends
Home Value History (with trend line)
📊 How Does 97820 Compare?
| Metric | 97820 | Mount Vernon | Oregon |
|---|---|---|---|
| Home Value | $318,894 | $319,437 | $493,884 |
| 5-Year CAGR | 6.0% | 6.0% | 4.9% |
| Avg Rent | $891 | $882 | - |
| Cap Rate | 2.2% | 2.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97820 (Mount Vernon, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $318,894 |
| Monthly Rent | $891 |
| Price-to-Rent | 29.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (2.2%). 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 97820
Population: 1,417
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 97820
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
Is Mount Vernon, OR a good market for buy-and-hold investors?
Mount Vernon, OR scores 3.0/5 for investability. Home values sit at $319K and rents near $891/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do rentals sit vacant long in Mount Vernon, OR?
Occupancy in Mount Vernon, OR runs reliable with elevated vacancy. Well-priced units at $891/mo lease on reasonable timelines.
Is housing expensive in Mount Vernon, OR?
Expect median prices around $319K in Mount Vernon, OR. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
Which investment style suits Mount Vernon, OR?
Most investors in Mount Vernon, OR run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Where do rents currently stand in Mount Vernon, OR?
Expect rents around $891/mo per month in Mount Vernon, OR. With home values at $319K, the yield math works out to reasonable levels for rental investors.
You know 97820 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 97820 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.
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