Oregon (MO) Investor Pulse Report (2025-Q4)

In Oregon County, MO, landlords collectively own 1,258 SFR properties, representing 35.7% of the total 3,522 SFR properties in the market, showcasing a significant investor presence.

Individual investors overwhelmingly dominate the market, holding 1,056 properties (83.9%) compared to companies which own 212 properties (16.9%) of the landlord-owned portfolio.

The vast majority of landlords are individuals, with 1,355 entities accounting for 90.9% of all landlords, outnumbering the 136 company landlords by a striking 9.96-to-1 ratio.

Oregon County's investor-owned properties are highly rental-focused, with 1,223 properties (97.2% of the landlord portfolio) classified as rented, emphasizing their primary function as income-generating assets.

Cash purchases are a predominant financing strategy for landlords, with 1,121 properties (89.1% of the landlord portfolio) bought with cash, while only 137 properties (10.9%) are financed, indicating a preference for debt-free ownership.

Despite individual landlords being far more numerous, company landlords on average hold slightly more properties (1.56 per company) compared to individual landlords (0.78 properties per individual), suggesting larger average portfolio sizes for companies when they do exist.

Given the definition of a landlord, all 1,258 investor-owned SFR properties are non-owner-occupied, reinforcing that the entire portfolio serves as rental housing.

In 2025-Q4, landlords showed a striking theoretical price advantage, with an average acquisition price of $22,610 compared to traditional homeowners who paid $228,701, representing a substantial $206,091 (90.1%) discount.

This dramatic landlord price advantage has not been consistent; while landlords experienced a significant 90.1% discount in Q4, they only received a 56.4% discount ($175,510) in Q3 and a 17.3% discount ($43,152) in Q2.

The trend shows a volatile price gap, as landlords even paid a premium in Q1 2025, theoretically acquiring properties for $240,834 - a 15.8% ($32,932) higher price than traditional homeowners who averaged $207,902.

A critical data point indicates that zero distinct SFR properties were purchased by landlords in 2025-Q4, 2025-Q3, 2025-Q2, 2025-Q1, 2024, or 2020-2023 for the acquisition pricing data, suggesting these average prices may reflect historical or theoretical calculations rather than recent actual transactions from Section 7 and 12.

For the periods where landlord purchases are noted as zero in the acquisition timeframe data, the average prices of $177,586 for Year 2025 and $218,693 for Year 2024 also refer to zero-property acquisition counts, making direct trend analysis challenging without corresponding purchase volumes.

The pandemic-era (2020-2023) theoretical average acquisition price for landlords was $141,233 (also based on zero reported distinct purchases), highlighting a significant potential increase in average prices observed in some subsequent quarters like Q1 2025 ($240,834) before the large Q4 discount.

The fluctuation from a landlord premium in Q1 to substantial discounts in Q2-Q4 reveals an inconsistent and highly dynamic market for investor acquisition pricing, though these figures are tied to periods with zero reported landlord acquisitions within this specific dataset.

In Q4 2025, landlords were highly active in Oregon County, MO, securing 22 SFR properties, which constitutes a significant 59.5% majority of the total 37 SFR purchases in the market.

Mom-and-pop landlords (Tiers 01-04) entirely accounted for the Q4 investor activity, purchasing 23 properties which represents 100.0% of all landlord acquisitions, with no purchases from institutional investors (Tier 09).

The single-property landlord tier (Tier 01) was the most active, responsible for 15 properties or 65.2% of the total landlord purchases, suggesting a strong influx of first-time or small-scale investors.

A notable 19 entities within the single-property tier entered the market in Q4, indicating a healthy rate of new landlord formation within Oregon County, MO.

The concentration of Q4 activity among smaller landlords is evident, with Tier 01, Tier 02 (3 properties by 2 entities), and Tier 03-05 (5 properties by 7 entities) collectively comprising all landlord purchases.

The average properties per entity for Q4 purchases varied: Tier 02 entities acquired an average of 1.5 properties (3 properties / 2 entities), while Tier 01 entities averaged 0.79 properties (15 properties / 19 entities), suggesting individual entities might not always correspond to single-property purchases due to co-ownership or varying definitions.

The absence of institutional investor (Tier 09) purchases underscores that the Q4 market in Oregon County, MO, was exclusively driven by smaller, local investors.

Mom-and-pop landlords (Tiers 01-04) collectively own 1,276 SFR properties, representing an overwhelming 96.7% of the total 1,319 investor-owned properties in Oregon County, MO.

Single-property landlords (Tier 01) form the backbone of the investor market, owning 917 properties, which accounts for 69.5% of all landlord-held SFR properties.

The investor landscape is highly concentrated among smaller portfolios; Tiers 01-05 (1-20 properties) account for 99.5% of all investor-owned housing (1,311 properties out of 1,319).

Institutional investors (Tier 09, 1000+ properties) have no presence in Oregon County, MO, controlling 0.0% of the investor-owned SFR market, a stark contrast to broader national trends.

Even mid-size landlords (Tier 05-08, 11-1000 properties) are minimal, with Tiers 11-20 holding 40 properties (3.0%) and Tiers 21-50 holding just 3 properties (0.2%), underscoring a market dominated by very small-scale investors.

The distribution reveals a steeply declining number of properties as portfolio size increases, with 91.6% of properties owned by landlords holding 1-5 properties (1,219 properties out of 1,319).

The lack of data for acquisition prices by tier prevents analysis of whether larger or smaller investors pay more, but the ownership distribution clearly indicates the market structure.

Individual investors consistently hold the majority of properties across all investor tiers in Oregon County, MO, with their highest concentration in the single-property tier (Tier 01), where they own 833 properties (90.3%).

Company ownership, while present across tiers, never achieves majority status; its highest share is 42.5% in the Small-medium (11-20 properties) tier, controlling 17 properties compared to individuals' 23 properties (57.5%).

The proportion of company-owned properties generally increases with tier size, moving from 9.7% in Tier 01 to 42.5% in Tier 11-20, indicating that larger portfolios are relatively more attractive to corporate entities.

For mid-size portfolios, individuals still maintain a strong lead; in the 6-10 property tier, individuals own 37 properties (64.9%) compared to companies' 20 properties (35.1%).

The data clearly shows that Oregon County's real estate investor market is fundamentally driven by individual landlords, even as portfolio sizes increase up to 20 properties.

The absence of institutional (1000+ properties) tiers in the ownership breakdown further emphasizes the local, individual-centric nature of the investment landscape.

Without specific pricing data by owner type and tier, it is not possible to determine if individual or company investors pay different prices within each tier.

Oregon County, MO, exhibits significant geographic concentration of investor activity, with the top two zip codes, 65791 and 65606, alone accounting for 881 investor-owned properties.

Zip code 65791 contains the highest count of investor-owned properties at 493, representing 34.7% of its total SFR housing, making it the primary hub for investor holdings in the county.

While 65791 leads in property count, zip code 63942 demonstrates the highest investor ownership rate in the county, with a striking 53.7% of its SFR properties being investor-owned.

Zip code 65778 is a standout, appearing in both top 5 lists, having 82 investor-owned properties and a high ownership rate of 41.4%, indicating both significant volume and market penetration for investors.

The top 5 regions by property count (65791, 65606, 65692, 65778, 65438) collectively hold a substantial share of investor properties, signaling key areas for investment focus.

The investor ownership rates across these top regions are consistently high, ranging from 34.7% to 53.7%, far exceeding the county-wide average of 35.7%, showcasing localized market intensity.

The total SFR inventory in key investor hubs like 65791 (approximately 1,421 properties) and 65606 (approximately 1,099 properties) suggests that investors are active in areas with larger housing stocks.

Landlords in Oregon County, MO, are overwhelmingly net buyers, with Year 2025 showing 169 buy transactions against only 7 sell transactions, resulting in a robust 24.14x buy-to-sell ratio and a net gain of 162 properties.

This strong net buying trend is consistent across recent quarters, with 2025-Q3 showing 56 buys vs 2 sells (a 28.0x ratio) and 2025-Q2 recording 45 buys vs 4 sells (an 11.25x ratio), signifying continuous portfolio expansion.

Comparing annual activity, landlords increased their net acquisitions from 109 properties in 2024 (122 buys vs 13 sells) to 162 properties in 2025, reflecting accelerated buying momentum.

The high buy-to-sell ratios indicate a market where existing landlords are aggressively expanding their portfolios, or new investors are entering, with very few properties being divested back into the market by investors.

The provided data does not include information on institutional (1000+ tier) transactions, therefore, their specific buying or selling patterns and net position cannot be assessed or compared to the overall landlord activity.

The absence of data for inter-landlord transactions and average buy/sell prices prevents an analysis of market liquidity among investors or implied profit margins from property sales.

The consistent net buying suggests a high level of confidence in the Oregon County, MO, SFR market among existing and potential landlords.

In Q4 2025, landlords were pivotal in the Oregon County, MO, housing market, engaging in 31 out of 56 total SFR transactions, which translates to a commanding 55.4% share of all market activity.

Mom-and-pop landlords (Tiers 01-04) were exclusively active in Q4 transactions, accounting for all 29 tier-specified transactions, with no activity from institutional investors (Tier 09).

The single-property landlord tier (Tier 01) dominated transaction volumes, responsible for 19 transactions (61.3% of specified landlord transactions) at an average purchase price of $37,240.

Smaller landlords in the 3-5 property tier (Tier 03-05) completed 7 transactions at a lower average purchase price of $17,733, indicating a potential preference for more affordable properties within this segment.

Remarkably, there was no reported inter-landlord trading activity in Q4; all specified landlord tiers (01, 02, 03-05, 11-20) showed 0.0% of properties bought from other landlords, suggesting acquisitions primarily from traditional homeowners or new builds.

The average purchase price varied significantly among active tiers: Tier 01 paid $37,240, while Tier 03-05 paid $17,733, a difference of $19,507. Tiers 02 and 11-20 had undefined average prices ("$nan avg price") possibly due to very low or aggregated transaction counts.

The high transactional presence of mom-and-pop landlords aligns with their substantial ownership share, solidifying their role as the primary drivers of investor activity in this market.