Real Estate Investing in Vale, Oregon (97918)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97918 (Vale, 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 29.4 — 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 Vale, OR (97918)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 97918 Vale
Not every below-median market is a bargain. Vale's 97918 ZIP reflects signals that favor experienced operators who can absorb the risk $346K pricing implies.
For an experienced owner, 97918 can be a an appealing option for hunting ground — but the discount at $346K reflects genuine risk that outside investors often underestimate.
Stepping back, 97918 offers a low basis, the region around Vale has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 97918 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 97918 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Vale:
Property Strategy for 97918
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $233,713 | $1,090 | 3.4% | +10.1% | $116,857 |
| 3BR | $324,229 | $1,520 | 3.4% | +8.7% | $108,076 |
| 4BR | $389,601 | $1,830 | 3.4% | +8.0% | $97,400 |
Market Trends
Home Value History (with trend line)
📊 How Does 97918 Compare?
| Metric | 97918 | Vale | Ontario, OR-ID | Oregon |
|---|---|---|---|---|
| Home Value | $345,921 | $345,921 | N/A | $493,884 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 4.9% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 97918 (Vale, OR). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 97918 (Vale, OR)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $345,921 |
| Monthly Rent | $981 |
| Price-to-Rent | 29.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 97918
Population: 4,358
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 97918
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
What is the average monthly rent in Vale, OR?
The typical rental in Vale, OR commands about $981/mo monthly. That rent profile steady cash flow against the $346K purchase basis.
What is the typical vacancy rate in Vale, OR?
Rental vacancy in Vale, OR is elevated. Investors should budget normal turnover but not chronic empty units.
What is the investability score for Vale, OR?
The 3.0/5 investability rating in Vale, OR reflects its $346K prices and $981/mo rents. Investors generally consider it a solid option within OR.
Does a duplex house hack pencil in Vale, OR?
House hacking in Vale, OR is reasonable to execute. Prices around $346K and rents of $981/mo solid owner-occupant economics.
Is Vale, OR a friendly market for rental owners?
Rental owners in Vale, OR deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 97918 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 97918 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 97918 ranks in Ontario, OR-ID
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 97918 (Vale)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 97918 (Vale, OR).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.