633 E Archwood Dr · Eagle Point, OR 97524

$79,000

3 bd · 2.0 ba · 145 sqft · Other public records · 24 Days on market

Built 1998

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

633 E Archwood Dr Unit 128 Eagle Point, OR 97524 Property Details: Well-maintained 3 bedroom, 2 bath home in the Butte Crest Mobile Home Park, Eagle Point. Recent updates include a nearly new HVAC system and an upgraded main bathroom with ceramic tile ans walk in closet. The primary suite is located at the back of the home, with two additional bedrooms at the opposite end. Features include a large pantry in the laundry room, a front deck, and a small back patio. Extras include a storage shed with workbench and shelves, plus a Google Nest thermostat. Bedroom #2 offers a larger closet and more space than Bedroom #3. The yard is fully fenced with room for landscaping. Move-in ready! Month

Key facts

• Front deck
• Small back patio
• Storage shed

Tags

• NEARLY NEW HVAC SYSTEM
• UPGRADED MAIN BATHROOM
• LARGE PANTRY
• FRONT DECK
• SMALL BACK PATIO
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.3% in Eagle Point — 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 76/100 on livability (#75 in OR, #3,362 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety A; Watch: amenities F, commute F.
• Eagle Point SD 9 (suburban): math 26% / reading 45% proficiency, ranked #134 of 183 in OR (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 233 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $11,617
• Equity at exit: $11,779

10-year hold

• IRR: 22.0%
• Equity multiple: 2.88×
• Total profit: $41,609
• Equity at exit: $6,830

Cash invested: $22,120 (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 97524

• Home prices YoY: -27.7%
• Active inventory: 233
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $383

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 62%

Sensitivity live

Price	-10% $438	-5% $410	+0% $383	+5% $356	+10% $329
Rent	-10% $290	-5% $337	+0% $383	+5% $430	+10% $476
Rate	-1.0pp $423	-0.5pp $403	base $383	+0.5pp $363	+1.0pp $342

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476 Teakwood Dr Eagle Point, OR	3.0	2.0	1400	$2,000	$1.43	21d	1	0.27mi
113 Onyx St Unit 103 Eagle Point, OR	3.0	1.0	—	$1,100	—	45d	1	0.30mi
113 Onyx St Unit 102 Eagle Point, OR	2.0	1.0	—	$995	—	45d	1	0.30mi
118 N Shasta Ave Apt B Eagle Point, OR	3.0	2.0	1110	$1,695	$1.53	21d	1	0.42mi
173 N Royal Ave Eagle Point, OR	3.0	2.0	1400	$1,950	$1.39	14d	1	0.42mi
204 Fargo St Unit 204 Eagle Point, OR	2.0	1.0	744	$1,395	$1.88	14d	1	0.93mi
113 Little Butte Dr Eagle Point, OR	3.0	2.0	1336	$2,400	$1.80	14d	1	1.07mi
826 S Royal Ave Unit 828 Eagle Point, OR	2.0	1.0	780	$1,295	$1.66	44d	1	1.11mi

Listing history 50 events

1. 2026-06-19
   days on market $79,000 Active 24 DOM
2. 2026-06-18
   days on market $79,000 Active 23 DOM
3. 2026-06-17
   days on market $79,000 Active 22 DOM
4. 2026-06-16
   days on market $79,000 Active 21 DOM
5. 2026-06-15
   days on market $79,000 Active 20 DOM
6. 2026-06-14
   days on market $79,000 Active 18 DOM
7. 2026-06-13
   days on market $79,000 Active 17 DOM
8. 2026-06-10
   days on market $79,000 Active 15 DOM
9. 2026-06-08
   days on market $79,000 Active 13 DOM
10. 2026-06-07
    days on market $79,000 Active 12 DOM
11. 2026-06-05
    days on market $79,000 Active 9 DOM
12. 2026-06-03
    days on market $79,000 Active 8 DOM
13. 2026-06-02
    days on market $79,000 Active 7 DOM
14. 2026-06-01
    days on market $79,000 Active 6 DOM
15. 2026-05-31
    days on market $79,000 Active 5 DOM
16. 2026-05-30
    days on market $79,000 Active 4 DOM
17. 2026-05-26
    listed $79,000 Active
18. 2020-04-30
    historical
19. 2020-04-25
    historical
20. 2020-04-25
    historical
21. 2020-04-25
    historical
22. 2020-04-25
    historical
23. 2020-04-25
    historical
24. 2020-04-25
    historical
25. 2020-04-25
    historical
26. 2020-04-25
    historical
27. 2020-04-25
    historical
28. 2020-04-25
    historical
29. 2020-04-25
    historical
30. 2020-04-25
    historical
31. 2020-04-25
    historical
32. 2020-04-25
    historical
33. 2020-04-25
    historical
34. 2020-04-25
    historical
35. 2020-04-25
    historical
36. 2020-04-25
    historical
37. 2011-02-15
    soldstatus $5,850,000
38. 2010-10-04
    listed $56,900
39. 2010-09-16
    listed $39,000
40. 2008-02-21
    soldstatus $4,700,000
41. 2003-05-20
    soldstatus $803,000
42. 2002-10-24
    listed $68,000
43. 2002-08-26
    listed $49,900
44. 2002-05-06
    soldstatus $46,000
45. 2002-02-22
    listed $49,900
46. 2002-01-22
    listed $49,999
47. 2001-05-25
    listed $54,900
48. 2001-01-31
    listed $48,500
49. 2000-06-14
    listed $58,000
50. 2000-05-31
    listed $49,900

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,112
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,298
• Taxable income: $3,551
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,745/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: Eagle Point SD 9
• NCES district ID: 4104500
• Math proficiency: 26% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $47,834
• Composite: 33.13/100
• National rank: #10630
• State rank: #134 of 183 in OR

Livability — Eagle Point

• Score: 76/100
• State rank: #75
• US rank: #3362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Point, OR
• Population (ZIP): 15,072

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% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -116.82%
• Current HPI: 304.579
• Rent YoY: —
• Metro: —
• 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

+19.9% since first listed

44 events — show timeline

• 2026-05-26 Listed $79,000 FSBO.com
• 2020-04-30 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2011-02-15 Sold (Public Records) $5,850,000 Public Records
• 2010-10-04 Listed $56,900 MLSCO
• 2010-09-16 Listed $39,000 MLSCO
• 2008-02-21 Sold (Public Records) $4,700,000 Public Records
• 2003-05-20 Sold (Public Records) $803,000 Public Records
• 2002-10-24 Listed $68,000 MLSCO
• 2002-08-26 Listed $49,900 MLSCO
• 2002-05-06 Sold (MLS) $46,000 MLSCO
• 2002-02-22 Listed $49,900 MLSCO
• 2002-01-22 Listed $49,999 MLSCO
• 2001-05-25 Listed $54,900 MLSCO
• 2001-01-31 Listed $48,500 MLSCO
• 2000-06-14 Listed $58,000 MLSCO
• 2000-05-31 Listed $49,900 MLSCO
• 2000-05-25 Listed $65,500 MLSCO
• 2000-05-09 Listed $66,960 MLSCO
• 2000-04-18 Listed $64,000 MLSCO
• 2000-04-17 Listed $57,000 MLSCO
• 1999-06-04 Listed $72,000 MLSCO
• 1999-03-04 Listed $62,000 MLSCO
• 1998-11-18 Listed $73,500 MLSCO
• 1998-09-22 Listed $56,000 MLSCO
• 1997-12-05 Listed $64,900 MLSCO
• 1997-10-14 Listed $65,900 MLSCO

Property tax history

+1.1%/yr

Latest (2025): $53,634 · +2.4% YoY. Source: county tax records.