1824 Redtail Hawk Dr Unit RV61F · Eagle Crest, OR 97756

$3,000

3 bd · 2.0 ba · 1,405 sqft · SingleFamily · 622 Days on market

Built 1993 $2/sqft · 75% below area $332/mo HOA · 14% of rent ↓ 25% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the beautiful views of the Deschutes River from the private deck at one of Oregon's highly sought after resorts. This fractional has a great room with vaulted ceilings, built-ins, a gas fireplace, spacious dining area and kitchen with granite tile counters, an island with a breakfast bar, and wet bar. The primary suite features a dual sink vanity, a large jetted tub, a walk-in shower, and a spacious walk-in closet. Two additional guest rooms and a full bath. Eagle Crest is home to three 18-hole golf courses, three sports centers, pickleball courts, and miles of trails for biking and walking. Please see letter F on calendar for dates for this four week ownership.

Key facts

• Gas fireplace
• Walk-in shower
• Jetted tub

Tags

• PRIVATE DECK WITH RIVER VIEWS
• VAULTED CEILINGS
• GAS FIREPLACE
• GRANITE TILE COUNTERS
• JETTED TUB
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Recommended offer: $3k (12.0% below list) — sets the bar for market timing.
• Cap rate 602.6% vs local median 1.5% in Eagle Crest — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#272 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: health & safety C-, schools D+, amenities F.
• Redmond SD 2J (town): math 24% / reading 42% proficiency, ranked #28 of 58 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 731 active listings in the ZIP; solid renter incomes; 1,624 units permitted in Deschutes County in 2024 (391 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $21 of loan paydown is wiped out by about $90 of value loss. Plan a longer hold.
• Deschutes County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $840 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 622 days — a 12% lower offer ($3k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 622 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 77.78% ✓
• Cap rate: 602.58%
• Cash-on-cash: 2129.60%
• DSCR: 95.76
• GRM: 0.1

CMA / ARV

• ARV (median comp): $12,010
• List price: $3,000
• Delta: -75.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1978 Redtail Hawk Dr Unit 21i	0.16mi	3/2.0	1,405 (0%)	3mo	$2,500	$2	90
1836 Redtail Hawk Dr Unit RV57A	0.08mi	3/2.0	1,405 (0%)	12mo	$2,000	$1	86
1830 Redtail Hawk Dr Unit RV59E	0.01mi	3/2.0	1,323 (-6%)	6mo	$1	—	85
1844 Redtail Hawk Dr Unit RV55E	0.02mi	3/2.0	1,405 (0%)	18mo	$4,000	$3	84
1844 Redtail Hawk Dr Unit RV55B	0.08mi	3/2.0	1,405 (0%)	16mo	$4,000	$3	83
1982 Redtail Hawk Dr Unit RV19J	0.17mi	3/2.0	1,405 (0%)	20mo	$4,500	$3	76
2280 Snowgoose Dr Unit RV6D	0.25mi	3/2.0	1,405 (0%)	18mo	$9,500	$7	74
6960 Robin Ct Unit FV22B	0.30mi	3/2.0	1,405 (0%)	16mo	$26,500	$19	72
6960 Robin Ct Unit FV22E	0.30mi	3/2.0	1,405 (0%)	16mo	$15,000	$11	72
2390 Snowgoose Dr Unit RV 11-C 10 Weeks	0.30mi	3/2.0	1,405 (0%)	22mo	$5,000	$4	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 114.83×
• Total profit: $95,617
• Equity at exit: $447

10-year hold

• IRR: —
• Equity multiple: 251.35×
• Total profit: $210,292
• Equity at exit: $259

Cash invested: $840 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97756

• Rents YoY: 3.4%
• Active inventory: 731
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,333 medium
• Mortgage (P&I): −$16
• Tax est. 1.5%: −$4 /mo · $45/yr
• Insurance: −$1
• HOA: −$332
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,491

Break-even live

Break-even rent $446

Max offer price $3,000

Occupancy floor 31%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $750
• Closing costs: $90
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $332 · $3,984/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-18
   days on market $3,000 Active 622 DOM
2. 2026-06-17
   days on market $3,000 Active 621 DOM
3. 2026-06-16
   days on market $3,000 Active 620 DOM
4. 2026-06-15
   days on market $3,000 Active 619 DOM
5. 2026-06-14
   days on market $3,000 Active 617 DOM
6. 2026-06-13
   days on market $3,000 Active 616 DOM
7. 2026-06-10
   days on market $3,000 Active 614 DOM
8. 2026-06-09
   days on market $3,000 Active 613 DOM
9. 2026-06-08
   days on market $3,000 Active 612 DOM
10. 2026-06-07
    days on market $3,000 Active 611 DOM
11. 2026-06-02
    days on market $3,000 Active 606 DOM
12. 2026-06-01
    days on market $3,000 Active 605 DOM
13. 2026-05-31
    days on market $3,000 Active 604 DOM
14. 2026-05-30
    days on market $3,000 Active 603 DOM
15. 2026-04-01
    price $3,000 676-char remark

    Show marketing remark (676 chars)

    Enjoy the beautiful views of the Deschutes River from the private deck at one of Oregon's highly sought after resorts. This fractional has a great room with vaulted ceilings, built-ins, a gas fireplace, spacious dining area and kitchen with granite tile counters, an island with a breakfast bar, and wet bar. The primary suite features a dual sink vanity, a large jetted tub, a walk-in shower, and a spacious walk-in closet. Two additional guest rooms and a full bath. Eagle Crest is home to three 18-hole golf courses, three sports centers, pickleball courts, and miles of trails for biking and walking. Please see letter F on calendar for dates for this four week ownership.

16. 2024-10-02
    listed $4,000 Active 676-char remark

    Show marketing remark (676 chars)

    Enjoy the beautiful views of the Deschutes River from the private deck at one of Oregon's highly sought after resorts. This fractional has a great room with vaulted ceilings, built-ins, a gas fireplace, spacious dining area and kitchen with granite tile counters, an island with a breakfast bar, and wet bar. The primary suite features a dual sink vanity, a large jetted tub, a walk-in shower, and a spacious walk-in closet. Two additional guest rooms and a full bath. Eagle Crest is home to three 18-hole golf courses, three sports centers, pickleball courts, and miles of trails for biking and walking. Please see letter F on calendar for dates for this four week ownership.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,002
• − Mortgage interest: −$168
• − Property taxes: −$45
• − Insurance: −$15
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$3,984
• − Depreciation: −$87
• Taxable income: $19,222
• Est. tax owed @ 24.0%: −$4,613
• After-tax cash flow: $13,275/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Redmond SD 2J
• NCES district ID: 4110350
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $51,027
• Composite: 28.72/100
• National rank: #6682
• State rank: #28 of 58 in OR

Livability — Eagle Crest

• Score: 61/100
• State rank: #272
• US rank: #18365

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C+ Health & safety C- User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Crest, OR
• County: Deschutes County · 197,892 people
• Metro: Bend, OR
• Population (ZIP): 44,914
• Household income: $87,278
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1205.0

Population outlook (Deschutes County) Hauer SSP2

• Today (2025): 213,908 people
• By 2030: 232,387 · +8.6%
• By 2040: 265,858 · +24.3%
• By 2050: 295,286 · +38.0%
• By 2075: 353,553 · +65.3%
• By 2100: 380,293 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Deschutes

• 2024 margin: D (+10.1) · D 53.6% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.4pp toward D · 2008: -0.3pp · 2024: 10.1pp
• All cycles: 2024: D+10.1 2020: D+8.2 2016: R+3.8 2012: R+7.3 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -292.28%
• Current HPI: 385.3027
• Rent YoY: ▲ 3.39%
• Metro: Bend, OR
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

-25.0% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $3,000 MLSCO
• 2024-10-02 Listed $4,000 MLSCO