Is It Better to Wait Until There’s More Inventory, or Sell Now While Competition Is Low?

Greg Powell
Sep 16
2 min read

If you’re thinking about investing in real estate in 2025, one of the biggest questions is where to put your money: multi-family units, single-family rentals, or mixed-use properties? Each has its own risk, reward, and role in building long-term wealth.

Here’s how to evaluate which might be the smartest move in Central Oregon right now.

Why Property Type Matters

Your property type determines:

Cash flow potential
Appreciation rate
Tenant pool and turnover
Financing options
Exit strategy

Choosing strategically can mean the difference between a modest return and life-changing wealth.

Multi-Family Properties: The Cash Flow King

Multi-family homes (duplexes, triplexes, apartment buildings) continue to be a top pick for investors focused on steady rental income.

Advantages

Multiple Income Streams: If one unit is vacant, the others still produce cash flow.
Economies of Scale: One roof, one property tax bill, multiple rents.
Strong Demand: In Bend and Redmond, rental demand is still high, especially for small, affordable units.

Considerations

Higher Price Tag: Multi-family properties often require a larger down payment.
Management Intensity: More tenants = more maintenance and potential headaches (unless you hire a property manager).

Single-Family Rentals: The Appreciation Play

Single-family homes remain the most popular choice for long-term wealth building.

Advantages

Higher Appreciation: In Central Oregon, Bend’s single-family market historically appreciates faster than multi-family.
Wider Buyer Pool: Easier to sell later — both to investors and to families.
Lower Tenant Turnover: Families tend to stay longer than apartment tenants.

Considerations

One Rent Check: If it’s vacant, you’re covering the whole mortgage yourself.
Cash Flow May Be Lower: Especially if prices have risen faster than rents.

Mixed-Use Properties: The Hybrid Investment

Mixed-use buildings combine residential and commercial space — for example, apartments above retail shops in downtown Redmond or Sisters.

Advantages

Diversified Income: Residential + commercial tenants can balance each other.
Prime Locations: Often located in growing walkable areas, which can boost appreciation.
Tax Benefits: Commercial portions can open up unique depreciation opportunities.

Considerations

Financing Can Be Tricky: Lenders treat mixed-use properties more like commercial deals.
Risk of Vacant Commercial Space: In slower economies, commercial units can take longer to lease.

Central Oregon Market Snapshot

Bend: Single-family homes still dominate for appreciation.
Redmond: Duplexes and triplexes are in high demand from investors seeking cash flow.
Prineville: Lower entry prices make it easier to acquire multi-family or even mixed-use at a discount.

There’s no one-size-fits-all answer — but in 2025, multi-family properties are excellent for reliable cash flow, single-family homes are best for appreciation, and mixed-use buildings offer diversification for experienced investors.