2373 Sequoia Ct · Grants Pass, OR 97527

$108,900

2 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 56 Days on market

Built 1989 $78/sqft · 9% above area Est $100k · 9% over

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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
• Schools +4.2/10.0
• ARV discount +3.5/15.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sought-after 2-bedroom + den, 2-bath home offering 1,404 sq ft with numerous updates throughout. Enjoy the inviting covered front porch--perfect for relaxing outdoors. Inside, you'll find a spacious, light-filled living room and a formal dining area with room for a hutch. Fresh interior paint and new baseboards give the home a crisp, updated feel. The kitchen features a breakfast bar, abundant counter space, and ample cabinetry--ideal for everyday living and entertaining. The primary suite includes dual walk-in closets and a generously sized en-suite bath with double sinks, a soaking tub, and separate shower. The third bedroom is currently set up as a den, complete with built-in shelving and a desk--perfect for a home office or hobby space. Additional upgrades include a new water heater, frig, DW, washer/dryer. Outside, you'll appreciate the covered carport and storage shed. Affordable living with one of the best space rents in town at just $675/month!

Key facts

• Parking
• Built 1989
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.2% in Grants Pass — 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 70/100 on livability (#137 in OR) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, housing A-; Watch: schools D, employment D, crime F.
• Grants Pass SD 7 (urban): math 39% / reading 56% proficiency, ranked #66 of 183 in OR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 185 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 223 units permitted in Josephine County in 2024 (5 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $753 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Josephine County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $92k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,633 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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. 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. 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?
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: 1.64% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.68%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (median comp): $100,000
• List price: $108,900
• Delta: 8.90%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Whispering Willow Dr	0.20mi	2/2.0	1,365 (-3%)	4mo	$99,900	$73	82
2387 Mulberry Ct	0.08mi	2/2.0	1,512 (+8%)	7mo	$83,000	$55	78
2371 Ryan Ct	0.00mi	2/2.0	1,509 (+8%)	12mo	$133,000	$88	77
1505 Agape Way	0.25mi	3/2.0 (+1)	1,350 (-4%)	4mo	$60,000	$44	74
1426 Willow Ct	0.06mi	2/2.0	1,512 (+8%)	14mo	$110,000	$73	73
1504 Agape Way	0.25mi	2/2.0	1,288 (-8%)	6mo	$66,525	$52	69
298 Whispering Willow Dr	0.30mi	3/2.0 (+1)	1,512 (+8%)	3mo	$88,000	$58	66
327 Whispering Willow Dr	0.27mi	3/2.0 (+1)	1,296 (-8%)	5mo	$127,500	$98	65
1450 Willow Ct	0.09mi	3/2.0 (+1)	1,296 (-8%)	16mo	$111,000	$86	64
2386 Sasha Ct	0.08mi	3/2.0 (+1)	1,248 (-11%)	11mo	$115,000	$92	64
1551 Willow Ln	0.23mi	3/2.0 (+1)	1,224 (-13%)	2mo	$72,000	$59	61
431 Whispering Willow Dr	0.36mi	3/2.0 (+1)	1,296 (-8%)	10mo	$125,000	$96	57

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 · 3.05% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.95×
• Total profit: $28,833
• Equity at exit: $16,237

10-year hold

• IRR: 31.0%
• Equity multiple: 3.79×
• Total profit: $85,161
• Equity at exit: $9,416

Cash invested: $30,492 (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 97527

• Rents YoY: 3.0%
• Active inventory: 185
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$571
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $729

Break-even live

Break-even rent $861

Max offer price $108,900

Occupancy floor 54%

Sensitivity live

Price	-10% $790	-5% $759	+0% $729	+5% $698	+10% $667
Rent	-10% $588	-5% $658	+0% $729	+5% $799	+10% $870
Rate	-1.0pp $783	-0.5pp $756	base $729	+0.5pp $700	+1.0pp $672

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1654 Kellenbeck Ave Grants Pass, OR	2.0	1.0	1000	$1,250	$1.25	44d	1	0.25mi
109 SW Otter Ct Grants Pass, OR	3.0	2.0	1545	$2,395	$1.55	44d	1	0.32mi
109 SW Otter Ct Grants Pass, OR	3.0	2.0	1545	$2,395	$1.55	45d	1	0.32mi
1400 SW Kokanee Ln Unit 1402 Grants Pass, OR	2.0	1.0	962	$1,495	$1.55	44d	1	0.38mi
1783 Medart Ln Unit 1783 Grants Pass, OR	2.0	1.0	912	$1,395	$1.53	44d	1	0.43mi
1754 Sun Glo Dr Grants Pass, OR	2.0	1.0	888	$1,450	$1.63	44d	1	0.48mi
1605 Kokanee Ln Grants Pass, OR	3.0	2.0	1540	$2,200	$1.43	44d	1	0.52mi

Listing history 27 events

1. 2026-06-19
   days on market $108,900 Active 56 DOM
2. 2026-06-18
   days on market $108,900 Active 55 DOM
3. 2026-06-17
   days on market $108,900 Active 54 DOM
4. 2026-06-16
   days on market $108,900 Active 53 DOM
5. 2026-06-15
   days on market $108,900 Active 52 DOM
6. 2026-06-14
   days on market $108,900 Active 50 DOM
7. 2026-06-13
   days on market $108,900 Active 49 DOM
8. 2026-06-10
   days on market $108,900 Active 47 DOM
9. 2026-06-09
   days on market $108,900 Active 46 DOM
10. 2026-06-08
    days on market $108,900 Active 45 DOM
11. 2026-06-07
    days on market $108,900 Active 44 DOM
12. 2026-06-05
    days on market $108,900 Active 41 DOM
13. 2026-06-03
    days on market $108,900 Active 40 DOM
14. 2026-06-02
    days on market $108,900 Active 39 DOM
15. 2026-06-01
    days on market $108,900 Active 38 DOM
16. 2026-05-31
    days on market $108,900 Active 37 DOM
17. 2026-05-30
    days on market $108,900 Active 36 DOM
18. 2026-05-16
    price $108,900 966-char remark

    Show marketing remark (966 chars)

    Sought-after 2-bedroom + den, 2-bath home offering 1,404 sq ft with numerous updates throughout. Enjoy the inviting covered front porch--perfect for relaxing outdoors. Inside, you'll find a spacious, light-filled living room and a formal dining area with room for a hutch. Fresh interior paint and new baseboards give the home a crisp, updated feel. The kitchen features a breakfast bar, abundant counter space, and ample cabinetry--ideal for everyday living and entertaining. The primary suite includes dual walk-in closets and a generously sized en-suite bath with double sinks, a soaking tub, and separate shower. The third bedroom is currently set up as a den, complete with built-in shelving and a desk--perfect for a home office or hobby space. Additional upgrades include a new water heater, frig, DW, washer/dryer. Outside, you'll appreciate the covered carport and storage shed. Affordable living with one of the best space rents in town at just $675/month!

19. 2026-04-24
    listed $114,500 Active 966-char remark

    Show marketing remark (966 chars)

    Sought-after 2-bedroom + den, 2-bath home offering 1,404 sq ft with numerous updates throughout. Enjoy the inviting covered front porch--perfect for relaxing outdoors. Inside, you'll find a spacious, light-filled living room and a formal dining area with room for a hutch. Fresh interior paint and new baseboards give the home a crisp, updated feel. The kitchen features a breakfast bar, abundant counter space, and ample cabinetry--ideal for everyday living and entertaining. The primary suite includes dual walk-in closets and a generously sized en-suite bath with double sinks, a soaking tub, and separate shower. The third bedroom is currently set up as a den, complete with built-in shelving and a desk--perfect for a home office or hobby space. Additional upgrades include a new water heater, frig, DW, washer/dryer. Outside, you'll appreciate the covered carport and storage shed. Affordable living with one of the best space rents in town at just $675/month!

20. 2025-11-03
    soldstatus $92,500 Closed 701-char remark

    Show marketing remark (701 chars)

    Best buy in Willow Estates. Incredibly nice home in this well kept family owned senior park, and with the most reasonable space rent in the area. Although it says 1989, all important components and appliances were new when seller purchased: flooring, windows, HVAC, roof, appliances so you can enjoy a home that is standing tall. Buyers encouraged to have home inspection for information purposes, however. This was a 3 bedroom floor plan and now front bedroom is a lovely office with built-in shelves and convenient work area(no closet). Amazing ambiance with beautiful gardens out your front windows and and from the deck; it is a lovely location in this park and fabulous neighbors per the seller.

21. 2025-10-15
    status Pending 701-char remark

    Show marketing remark (701 chars)

    Best buy in Willow Estates. Incredibly nice home in this well kept family owned senior park, and with the most reasonable space rent in the area. Although it says 1989, all important components and appliances were new when seller purchased: flooring, windows, HVAC, roof, appliances so you can enjoy a home that is standing tall. Buyers encouraged to have home inspection for information purposes, however. This was a 3 bedroom floor plan and now front bedroom is a lovely office with built-in shelves and convenient work area(no closet). Amazing ambiance with beautiful gardens out your front windows and and from the deck; it is a lovely location in this park and fabulous neighbors per the seller.

22. 2025-09-26
    listed $99,900 Active 701-char remark

    Show marketing remark (701 chars)

    Best buy in Willow Estates. Incredibly nice home in this well kept family owned senior park, and with the most reasonable space rent in the area. Although it says 1989, all important components and appliances were new when seller purchased: flooring, windows, HVAC, roof, appliances so you can enjoy a home that is standing tall. Buyers encouraged to have home inspection for information purposes, however. This was a 3 bedroom floor plan and now front bedroom is a lovely office with built-in shelves and convenient work area(no closet). Amazing ambiance with beautiful gardens out your front windows and and from the deck; it is a lovely location in this park and fabulous neighbors per the seller.

23. 2013-04-05
    soldstatus $32,900
24. 2013-04-05
    soldstatus $32,900
25. 2013-03-01
    listed $34,900
26. 2013-02-28
    listed $34,900
27. 1989-05-01
    soldstatus $39,749

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$294/yr (+$24/mo · 38.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,397
• − Mortgage interest: −$6,100
• − Property taxes: −$763
• − Insurance: −$544
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$3,168
• Taxable income: $7,398
• Est. tax owed @ 24.0%: −$1,776
• After-tax cash flow: $6,968/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: Grants Pass SD 7
• NCES district ID: 4105910
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,433
• Composite: 41.5/100
• National rank: #7281
• State rank: #66 of 183 in OR

Livability — Grants Pass

• Score: 70/100
• State rank: #137
• US rank: #7900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grants Pass, OR
• County: Josephine County · 73,366 people
• City population: 73,366
• Metro: Grants Pass, OR
• Population (ZIP): 37,330
• Household income: $66,975
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1018.0

Population outlook (Josephine County) Hauer SSP2

• Today (2025): 87,883 people
• By 2030: 89,055 · +1.3%
• By 2040: 90,396 · +2.9%
• By 2050: 90,801 · +3.3%
• By 2075: 89,880 · +2.3%
• By 2100: 81,252 · -7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Josephine

• 2024 margin: Strong R (+29.1) · D 34.2% · R 63.3% · Other 2.5%
• 2008→2024 swing: -15.8pp toward R · 2008: -13.2pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+25.8 2016: R+31.4 2012: R+21.9 2008: R+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.09%
• Current HPI: 318.0477
• Rent YoY: ▲ 3.05%
• 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

+174.0% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $108,900 MLSCO
• 2026-04-24 Listed $114,500 MLSCO
• 2025-11-03 Sold (MLS) $92,500 MLSCO
• 2025-10-15 Pending — MLSCO
• 2025-09-26 Listed $99,900 MLSCO
• 2013-04-05 Sold (MLS) $32,900 RMLS
• 2013-04-05 Sold (MLS) $32,900 MLSCO
• 2013-03-01 Listed $34,900 MLSCO
• 2013-02-28 Listed $34,900 RMLS
• 1989-05-01 Sold (Public Records) $39,749 Public Records

Property tax history

+10.8%/yr

Latest (2025): $763 · +6.1% YoY. Source: county tax records.