301 Freeman Rd Unit 30 · Central Point, OR 97502

$45,000

2 bd · 1.0 ba · 924 sqft · Land public records · 158 Days on market

Built 1988 $49/sqft · 83% below area $697/mo HOA · 40% of rent ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Greenbriar Terrace, a desirable 55+ mobile home community offering comfort, convenience, and great amenities. This well-designed floor plan features a vaulted living room open to the kitchen, creating a bright and airy living space. The spacious primary bedroom features a walk-in closet, and the second bedroom is well-sized with ample closet space, perfect for guests or a home office. Enjoy a large kitchen with dining area, plus a separate laundry room with direct access to the outdoors. Outside you'll find gated parking under the carport, two storage sheds, and a good-sized backyard—perfect for relaxing or gardening. Recent upgrades include new carpet and vinyl flooring, ductless A/C installed in 2020, upgraded insulation, double-pane vinyl windows, and a newer composition roof. The community features a clubhouse with fitness room, pool tables, kitchen, and a seasonal swimming pool. A wonderful opportunity for active and social lifestyle!

Key facts

• New carpet
• Walk-in closet
• Vaulted living room

Tags

• VAULTED LIVING ROOM
• WALK-IN CLOSET
• GATED PARKING
• STORAGE SHEDS
• GOOD-SIZED BACKYARD
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $45k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.1% in Central 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 90/100 on livability (#3 in OR, #92 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Central Point SD 6 (suburban): math 19% / reading 41% proficiency, ranked #42 of 58 in OR (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Point Elementary School (math 22% / reading 27%, grade F, #320 of 412 statewide, top 82%, 454 students, 66% FRL); Scenic Middle School (math 19% / reading 41%, grade F, #84 of 128 statewide, top 66%, 844 students, 58% FRL); Crater School of Business Innovation And Science (math 44% / reading 84%, grade B-, #16 of 143 statewide, top 12%, 496 students, 39% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 213 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $311 of loan paydown is wiped out by about $1k 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 + 4.3% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: major 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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. 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: 3.85% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.31%
• DSCR: 2.62
• GRM: 2.2

CMA / ARV

• ARV (median comp): $258,890
• List price: $45,000
• Delta: -82.62%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.57×
• Total profit: $19,779
• Equity at exit: $6,710

10-year hold

• IRR: 43.8%
• Equity multiple: 5.78×
• Total profit: $60,178
• Equity at exit: $3,891

Cash invested: $12,600 (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 97502

• Rents YoY: 4.3%
• Active inventory: 213
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$236
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$19
• HOA: −$697
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $381

Break-even live

Break-even rent $1,248

Max offer price $45,000

Occupancy floor 73%

Sensitivity live

Price	-10% $407	-5% $394	+0% $381	+5% $369	+10% $356
Rent	-10% $245	-5% $313	+0% $381	+5% $450	+10% $518
Rate	-1.0pp $404	-0.5pp $393	base $381	+0.5pp $370	+1.0pp $358

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 S 9th St #4 Central Point, OR	2.0	1.0	1100	$1,335	$1.21	15d	1	0.22mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	15d	1	0.31mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	45d	1	0.32mi
525 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	45d	1	0.42mi
565 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	45d	1	0.44mi
563 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	45d	1	0.44mi
549 Glenn Way Central Point, OR	3.0	2.0	1078	$2,100	$1.95	45d	1	0.78mi

HOA detail

• Monthly dues: $697 · $8,364/yr
• Likely covers: poolsecurity

Listing history 20 events

1. 2026-06-22
   days on market $45,000 Active 158 DOM
2. 2026-06-19
   days on market $45,000 Active 156 DOM
3. 2026-06-18
   days on market $45,000 Active 155 DOM
4. 2026-06-17
   days on market $45,000 Active 154 DOM
5. 2026-06-16
   days on market $45,000 Active 153 DOM
6. 2026-06-15
   days on market $45,000 Active 152 DOM
7. 2026-06-14
   days on market $45,000 Active 150 DOM
8. 2026-06-13
   days on market $45,000 Active 149 DOM
9. 2026-06-10
   days on market $45,000 Active 147 DOM
10. 2026-06-09
    days on market $45,000 Active 146 DOM
11. 2026-06-08
    days on market $45,000 Active 145 DOM
12. 2026-06-07
    days on market $45,000 Active 144 DOM
13. 2026-06-02
    days on market $45,000 Active 139 DOM
14. 2026-06-01
    days on market $45,000 Active 138 DOM
15. 2026-05-31
    days on market $45,000 Active 137 DOM
16. 2026-05-30
    days on market $45,000 Active 136 DOM
17. 2026-03-30
    status Active 975-char remark

    Show marketing remark (975 chars)

    Welcome home to Greenbriar Terrace, a desirable 55+ mobile home community offering comfort, convenience, and great amenities. This well-designed floor plan features a vaulted living room open to the kitchen, creating a bright and airy living space. The spacious primary bedroom features a walk-in closet, and the second bedroom is well-sized with ample closet space, perfect for guests or a home office. Enjoy a large kitchen with dining area, plus a separate laundry room with direct access to the outdoors. Outside you'll find gated parking under the carport, two storage sheds, and a good-sized backyard—perfect for relaxing or gardening. Recent upgrades include new carpet and vinyl flooring, ductless A/C installed in 2020, upgraded insulation, double-pane vinyl windows, and a newer composition roof. The community features a clubhouse with fitness room, pool tables, kitchen, and a seasonal swimming pool. A wonderful opportunity for active and social lifestyle!

18. 2026-03-23
    status Pending 975-char remark

    Show marketing remark (975 chars)

    Welcome home to Greenbriar Terrace, a desirable 55+ mobile home community offering comfort, convenience, and great amenities. This well-designed floor plan features a vaulted living room open to the kitchen, creating a bright and airy living space. The spacious primary bedroom features a walk-in closet, and the second bedroom is well-sized with ample closet space, perfect for guests or a home office. Enjoy a large kitchen with dining area, plus a separate laundry room with direct access to the outdoors. Outside you'll find gated parking under the carport, two storage sheds, and a good-sized backyard—perfect for relaxing or gardening. Recent upgrades include new carpet and vinyl flooring, ductless A/C installed in 2020, upgraded insulation, double-pane vinyl windows, and a newer composition roof. The community features a clubhouse with fitness room, pool tables, kitchen, and a seasonal swimming pool. A wonderful opportunity for active and social lifestyle!

19. 2026-03-02
    price $55,000 975-char remark

    Show marketing remark (975 chars)

    Welcome home to Greenbriar Terrace, a desirable 55+ mobile home community offering comfort, convenience, and great amenities. This well-designed floor plan features a vaulted living room open to the kitchen, creating a bright and airy living space. The spacious primary bedroom features a walk-in closet, and the second bedroom is well-sized with ample closet space, perfect for guests or a home office. Enjoy a large kitchen with dining area, plus a separate laundry room with direct access to the outdoors. Outside you'll find gated parking under the carport, two storage sheds, and a good-sized backyard—perfect for relaxing or gardening. Recent upgrades include new carpet and vinyl flooring, ductless A/C installed in 2020, upgraded insulation, double-pane vinyl windows, and a newer composition roof. The community features a clubhouse with fitness room, pool tables, kitchen, and a seasonal swimming pool. A wonderful opportunity for active and social lifestyle!

20. 2026-01-07
    listed $59,900 Active 975-char remark

    Show marketing remark (975 chars)

    Welcome home to Greenbriar Terrace, a desirable 55+ mobile home community offering comfort, convenience, and great amenities. This well-designed floor plan features a vaulted living room open to the kitchen, creating a bright and airy living space. The spacious primary bedroom features a walk-in closet, and the second bedroom is well-sized with ample closet space, perfect for guests or a home office. Enjoy a large kitchen with dining area, plus a separate laundry room with direct access to the outdoors. Outside you'll find gated parking under the carport, two storage sheds, and a good-sized backyard—perfect for relaxing or gardening. Recent upgrades include new carpet and vinyl flooring, ductless A/C installed in 2020, upgraded insulation, double-pane vinyl windows, and a newer composition roof. The community features a clubhouse with fitness room, pool tables, kitchen, and a seasonal swimming pool. A wonderful opportunity for active and social lifestyle!

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

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $412 · $34/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$25/yr (+$2/mo · 6.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 31 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,769
• − Mortgage interest: −$2,521
• − Property taxes: −$412
• − Insurance: −$225
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$8,364
• − Depreciation: −$1,309
• Taxable income: $4,616
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $3,467/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: Central Point SD 6
• NCES district ID: 4102940
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $49,736
• Composite: 26.09/100
• National rank: #7290
• State rank: #42 of 58 in OR

Livability — Central Point

• Score: 90/100
• State rank: #3
• US rank: #92

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central Point, OR
• County: Jackson County · 159,661 people
• City population: 29,067
• Metro: Medford, OR
• Population (ZIP): 29,067
• Household income: $83,488
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 650.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Iranian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 1%

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: ▼ -446.66%
• Current HPI: 252.2725
• Rent YoY: ▲ 4.33%
• Metro: Medford, 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

-8.2% since first listed

4 events — show timeline

• 2026-03-30 Relisted — MLSCO
• 2026-03-23 Pending — MLSCO
• 2026-03-02 Price Changed $55,000 MLSCO
• 2026-01-07 Listed $59,900 MLSCO

Property tax history

+26.9%/yr

Latest (2022): $412 · +270.7% YoY. Source: county tax records.