Real Estate Investing in Richland, Oregon (97870)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97870 (Richland, 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: 22.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 35.6 — 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 Richland, OR (97870)?
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Market Analysis: 97870 Richland
Investors eyeing 97870 need to respect the fundamentals at play. Home values of $373K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 97870 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Richland have seen price recovery that 97870 has not matched. Baker County data supports the view that the spread is structural rather than temporary.
A durable renter share of 31% in 97870 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 97870 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Richland:
Market Trends
Home Value History (with trend line)
📊 How Does 97870 Compare?
| Metric | 97870 | Richland | Oregon |
|---|---|---|---|
| Home Value | $372,739 | $372,739 | $493,884 |
| 5-Year CAGR | N/A | N/A | 4.9% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 1.8% | 1.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97870 (Richland, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $372,739 |
| Monthly Rent | $873 |
| Price-to-Rent | 35.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 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 (1.8%). 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 97870
Population: 529
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
Is real estate in Richland, OR a good investment right now?
Our data puts Richland, OR at 2.0/5 for investability. Home prices of $373K and rents around $873/mo create a solid backdrop for investor activity.
Are rents high in Richland, OR?
Average rent in Richland, OR is approximately $873/mo per month. Against $373K home values that yields a reasonable rent-to-price ratio.
What kind of tenants rent in Richland, OR?
Tenant demand in Richland, OR is solid. The local workforce $873/mo rents across most rental classes.
What are vacancy rates like in Richland, OR?
Richland, OR carries elevated vacancy risk. Expect even-keeled absorption at market rents of $873/mo.
What approach is best for Richland, OR real estate?
Richland, OR investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($373K prices, $873/mo rents) make it a reasonable choice.
You know 97870 now. You don’t know where it ranks.
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