Real Estate Investing in Mount Vernon, Oregon (97865)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97865 (Mount Vernon, 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: 13.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.5 — 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 Mount Vernon, OR (97865)?
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Market Analysis: 97865 Mount Vernon
The 97865 ZIP in Mount Vernon, OR is a local-operator market. Outside capital chasing a $320K entry has to pair deep knowledge with the discount.
Rent of $873/mo on a $320K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 97865 sits below the stated 0.0% once reality is priced in.
In the broader OR picture, 97865 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 97865 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 97865 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Mount Vernon:
Market Trends
Home Value History (with trend line)
📊 How Does 97865 Compare?
| Metric | 97865 | Mount Vernon | Oregon |
|---|---|---|---|
| Home Value | $319,981 | $319,437 | $493,884 |
| 5-Year CAGR | N/A | 6.0% | 4.9% |
| Avg Rent | $873 | $882 | - |
| Cap Rate | 2.1% | 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 97865 (Mount Vernon, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $319,981 |
| Monthly Rent | $873 |
| Price-to-Rent | 30.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | N/A |
| 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 (2.1%). 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 97865
Population: 968
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
Frequently Asked Questions
Which real estate strategy fits Mount Vernon, OR?
For Mount Vernon, OR, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Mount Vernon, OR landlord-friendly?
The landlord environment in Mount Vernon, OR is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How strong is Mount Vernon, OR for real estate investors?
Investors tracking Mount Vernon, OR will find a 2.0/5 rating supported by $320K median home values and $873/mo rents. That profile suits long-term holders targeting reliable returns.
Is vacancy a concern in Mount Vernon, OR?
Mount Vernon, OR vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Mount Vernon, OR a good market for FHA house hackers?
The house hack math a challenging in Mount Vernon, OR. Owner-occupant buyers benefit from the $873/mo rents and $320K home values.
You know 97865 now. You don’t know where it ranks.
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