3431 S Pacific Hwy Spc 145 · Medford, OR 97501

$65,000

2 bd · 1.0 ba · 854 sqft · Land public records · 53 Days on market

Built 1993 $76/sqft · 34% above area Est $49k · 32% over

---

Why this score? — see what drove the C+ 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
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable move-in ready home in Glenwood Park, a 55-and-older community! Beautiful landscaping and a roomy covered porch greet you upon arrival! Inside you will find lovely engineered wood flooring in the kitchen, living room, hall and bathroom. The kitchen has a gorgeous backsplash and an over the sink window. The bedrooms have brand new carpet and the bathroom has an updated shower and vanity. The home is light and bright with lots of windows with blinds. All appliances including the fridge, washer and dryer are included! The shed outback is super handy to have for extra storage. Wonderful home!

Key facts

• Covered porch
• Gorgeous backsplash
• Over the sink window

Tags

• COVERED PORCH
• ENGINEERED WOOD FLOORING
• GORGEOUS BACKSPLASH
• OVER THE SINK WINDOW
• UPDATED SHOWER
• UPDATED VANITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $65k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.1% vs local median 2.8% in Medford — 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 (#78 in OR, #3,467 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A-; Watch: schools C-, employment D+, crime F.
• Phoenix-Talent SD 4 (suburban): math 14% / reading 32% proficiency, ranked #58 of 58 in OR (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.5%/yr); 70 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/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 $449 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 + 2.5% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $65k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 2.53% ✓
• Cap rate: 23.07%
• Cash-on-cash: 59.91%
• DSCR: 3.67
• GRM: 3.3

CMA / ARV

• ARV (median comp): $49,312
• List price: $65,000
• Delta: 31.81%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 58.1%
• Equity multiple: 3.56×
• Total profit: $46,550
• Equity at exit: $9,692

10-year hold

• IRR: 62.8%
• Equity multiple: 7.15×
• Total profit: $111,858
• Equity at exit: $5,620

Cash invested: $18,200 (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 97501

• Rents YoY: 2.5%
• Active inventory: 70
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$341
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $909

Break-even live

Break-even rent $495

Max offer price $65,000

Occupancy floor 40%

Sensitivity live

Price	-10% $945	-5% $927	+0% $909	+5% $890	+10% $872
Rent	-10% $779	-5% $844	+0% $909	+5% $974	+10% $1,039
Rate	-1.0pp $941	-0.5pp $925	base $909	+0.5pp $892	+1.0pp $875

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Northridge Ter Medford, OR	2.0	1.5	950	$1,600	$1.68	22d	1	0.62mi
204 Cheryl Ln Unit J Phoenix, OR	2.0	1.5	1008	$1,350	$1.34	45d	1	1.02mi
310 Independence Cir Apt D Phoenix, OR	2.0	1.0	850	$1,595	$1.88	14d	1	1.26mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	22d	1	1.29mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	14d	1	1.29mi
1001 Olympic Ave Medford, OR	3.0	1.0	1100	$1,795	$1.63	45d	1	1.35mi
3007 Juanipero Way Unit 3007 Medford, OR	3.0	1.0	988	$1,595	$1.61	45d	1	1.38mi

Listing history 12 events

1. 2026-06-03
   status $65,000 Pending 53 DOM
2. 2026-06-02
   days on market $65,000 Active 53 DOM
3. 2026-06-01
   days on market $65,000 Active 52 DOM
4. 2026-05-31
   days on market $65,000 Active 51 DOM
5. 2026-05-30
   days on market $65,000 Active 50 DOM
6. 2026-05-08
   price $65,000 603-char remark

   Show marketing remark (603 chars)

   Adorable move-in ready home in Glenwood Park, a 55-and-older community! Beautiful landscaping and a roomy covered porch greet you upon arrival! Inside you will find lovely engineered wood flooring in the kitchen, living room, hall and bathroom. The kitchen has a gorgeous backsplash and an over the sink window. The bedrooms have brand new carpet and the bathroom has an updated shower and vanity. The home is light and bright with lots of windows with blinds. All appliances including the fridge, washer and dryer are included! The shed outback is super handy to have for extra storage. Wonderful home!

7. 2026-04-23
   price $69,000 603-char remark

   Show marketing remark (603 chars)

   Adorable move-in ready home in Glenwood Park, a 55-and-older community! Beautiful landscaping and a roomy covered porch greet you upon arrival! Inside you will find lovely engineered wood flooring in the kitchen, living room, hall and bathroom. The kitchen has a gorgeous backsplash and an over the sink window. The bedrooms have brand new carpet and the bathroom has an updated shower and vanity. The home is light and bright with lots of windows with blinds. All appliances including the fridge, washer and dryer are included! The shed outback is super handy to have for extra storage. Wonderful home!

8. 2026-04-10
   listed $75,000 Active 603-char remark

   Show marketing remark (603 chars)

   Adorable move-in ready home in Glenwood Park, a 55-and-older community! Beautiful landscaping and a roomy covered porch greet you upon arrival! Inside you will find lovely engineered wood flooring in the kitchen, living room, hall and bathroom. The kitchen has a gorgeous backsplash and an over the sink window. The bedrooms have brand new carpet and the bathroom has an updated shower and vanity. The home is light and bright with lots of windows with blinds. All appliances including the fridge, washer and dryer are included! The shed outback is super handy to have for extra storage. Wonderful home!

9. 2011-07-14
   soldstatus $15,000 600-char remark

   Show marketing remark (600 chars)

   Cute singlewide in highly desirable Glenwood Park - a 55+ park. Great covered porch and beautiful landscaping. Light and bright country kitchen, vaulted ceilings and indoor laundry. Energy efficient home w/ low power bills. Appliances incl r/o, side by side refrigerator w/ ice maker and dispenser, dishwasher, washer and dryer. Rent is $387 and incl water, sewer, garbage plus use of Club House, library, pool table, community kitchen, fitness room w/ new equipment and swimming pool. Storage area for motor homes and trailers with low rate. Excellent price for this home and all that comes with it.

10. 2011-06-14
    listed $19,500 600-char remark

    Show marketing remark (600 chars)

    Cute singlewide in highly desirable Glenwood Park - a 55+ park. Great covered porch and beautiful landscaping. Light and bright country kitchen, vaulted ceilings and indoor laundry. Energy efficient home w/ low power bills. Appliances incl r/o, side by side refrigerator w/ ice maker and dispenser, dishwasher, washer and dryer. Rent is $387 and incl water, sewer, garbage plus use of Club House, library, pool table, community kitchen, fitness room w/ new equipment and swimming pool. Storage area for motor homes and trailers with low rate. Excellent price for this home and all that comes with it.

11. 2006-03-17
    soldstatus $25,000
12. 2005-08-17
    listed $27,000

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$350/yr (+$29/mo · 125.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,745
• − Mortgage interest: −$3,641
• − Property taxes: −$280
• − Insurance: −$325
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$1,891
• Taxable income: $10,449
• Est. tax owed @ 24.0%: −$2,508
• After-tax cash flow: $8,395/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: Phoenix-Talent SD 4
• NCES district ID: 4109630
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $38,625
• Composite: 19.24/100
• National rank: #8809
• State rank: #58 of 58 in OR

Livability — Medford

• Score: 76/100
• State rank: #78
• US rank: #3467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 159,661 people
• City population: 95,759
• Metro: Medford, OR
• Population (ZIP): 44,670
• Household income: $63,977
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1799.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Portuguese 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -428.31%
• Current HPI: 248.6495
• Rent YoY: ▲ 2.53%
• 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

+140.7% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $65,000 MLSCO
• 2026-04-23 Price Changed $69,000 MLSCO
• 2026-04-10 Listed $75,000 MLSCO
• 2011-07-14 Sold (MLS) $15,000 MLSCO
• 2011-06-14 Listed $19,500 MLSCO
• 2006-03-17 Sold (MLS) $25,000 MLSCO
• 2005-08-17 Listed $27,000 MLSCO

Property tax history

+9.7%/yr

Latest (2022): $280 · +2.1% YoY. Source: county tax records.