5648 Foothill Blvd Spc 3 · Rogue River, OR 97526

$244,950

3 bd · 2.0 ba · 1,782 sqft · Manufactured · 2 Days on market

Built 2002 Average condition Est $298k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a peaceful 55+ community, this well-maintained 3-bedroom, 2-bath home offers the perfect blend of comfort and country living. Featuring a desirable split floor plan and over 1,500 square feet of living space, the home provides plenty of room to relax and enjoy the surrounding mountain views. Step outside to the oversized covered deck, an ideal spot for morning coffee, evening sunsets, and escaping the city lights. A covered breezeway connects the home to the attached two-car garage and workshop, offering abundant space for hobbies, projects, and storage. Enjoy a quiet setting with a rural feel while remaining just minutes from Grants Pass conveniences, shopping, dining, and medic

Key facts

• Covered breezeway
• Attached garage
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• OVERSIZED COVERED DECK
• COVERED BREEZEWAY
• ATTACHED GARAGE
• WORKSHOP
• MOUNTAIN VIEWS

Property features AI

Finance

• Other: Flood status: Unknown
• Financial info: Monthly land lease payment
• HOA & community: Senior community; CC&R's apply; Monthly land lease

Exterior

• Parking: 2-car garage; Driveway; Workshop in garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Electricity connected; Water: Other; Sewer: Other
• Home design: Mobile home (double wide); One level; Built in 2002
• Construction: Block foundation; Composition roofing; Manufacturer: Skyline
• Exterior features: Composition roof; Shed(s), storage and workshop on property; Located in a park (mobile home in park); May remain in park; Located on leased land

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Ceiling fans; Laminate countertops; Linen closet; Soaking tub; Walk-in closet(s); Primary bedroom on main level
• Laundry & utility: Laundry room; Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-44 ($-533/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (14.8% below list).
• Recommended offer: $209k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in Rogue River — 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 71/100 on livability (#111 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, amenities D, commute F.
• Rogue River SD 35 (other): math 30% / reading 45% proficiency, ranked #129 of 183 in OR (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 160 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).
• This rent runs 41% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Jackson County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 9→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,659 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $297,594
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7955 Rogue River Hwy	0.70mi	3/2.0	1,788 (+0%)	4mo	$299,000	$167	64
5648 Foothill Blvd Spc 40	0.07mi	2/3.0 (-1)	1,581 (-11%)	14mo	$245,000	$155	57
405 Magerle Ln	0.68mi	3/1.5	1,620 (-9%)	6mo	$355,000	$219	46

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-44,485
• Equity at exit: $36,523

10-year hold

• IRR: -13.1%
• Equity multiple: 0.27×
• Total profit: $-50,284
• Equity at exit: $21,179

Cash invested: $68,586 (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 97526

• Rents YoY: 2.0%
• Active inventory: 160
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,674/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-44

Break-even live

Break-even rent $2,143

Max offer price $238,527

Occupancy floor 97%

Sensitivity live

Price	-10% $125	-5% $40	+0% $-44	+5% $-129	+10% $-214
Rent	-10% $-209	-5% $-127	+0% $-44	+5% $38	+10% $120
Rate	-1.0pp $79	-0.5pp $18	base $-44	+0.5pp $-108	+1.0pp $-172

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: $61,238
• Closing costs: $7,348
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Westbrook Dr Rogue River, OR	3.0	2.0	1361	$2,250	$1.65	21d	1	0.27mi
315 Cedar St Unit B Rogue River, OR	3.0	2.0	1378	$1,850	$1.34	44d	1	0.91mi

Listing history 3 events

1. 2026-06-19
   days on market $244,950 Active 2 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $244,950 Active 1 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 9 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,039
• − Mortgage interest: −$13,721
• − Property taxes: −$3,674
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$7,126
• Taxable loss: −$4,713
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $598/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

The home is in average condition with moderate repairs needed in the kitchen and bathrooms. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Minor bathroom fixtures — standard fixtures, could be updated

Value-add opportunities

• Both update kitchen and bathrooms — modernizing the home will attract more buyers and renters
• Both paint exterior — fresh paint will improve curb appeal and home value
• Both trim landscaping — neat landscaping will enhance curb appeal and attract more buyers
• Both replace carpet — new carpet will improve comfort and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures, could be updated	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Both update kitchen and bathrooms — modernizing the home will attract more buyers and renters ↑
• Both paint exterior — fresh paint will improve curb appeal and home value ↑
• Both trim landscaping — neat landscaping will enhance curb appeal and attract more buyers ↑
• Both replace carpet — new carpet will improve comfort and attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rogue River SD 35
• NCES district ID: 4110680
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $41,632
• Composite: 34.12/100
• National rank: #10284
• State rank: #129 of 183 in OR

Livability — Rogue River

• Score: 71/100
• State rank: #111
• US rank: #6542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Josephine County · 73,366 people
• Metro: Grants Pass, OR
• Population (ZIP): 36,036
• Household income: $61,019
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1407.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 234,433 people
• By 2030: 243,834 · +4.0%
• By 2040: 259,717 · +10.8%
• By 2050: 273,269 · +16.6%
• By 2075: 300,624 · +28.2%
• By 2100: 305,256 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Slovak 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Jackson

• 2024 margin: Lean R (+6.4) · D 45.5% · R 51.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 0.1pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+3.5 2016: R+9.2 2012: R+5.0 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -257.77%
• Current HPI: 326.3247
• Rent YoY: ▲ 2.04%
• Metro: Grants Pass, 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

1 event — show timeline

• 2026-06-17 Listed $244,950 MLSCO