633 E Archwood Dr Unit 44 · Eagle Point, OR 97524

$70,000

3 bd · 1.0 ba · 1,080 sqft · Land public records · 279 Days on market

Built 1997 $65/sqft · 12% below area Est $80k · 12% under ↓ 36% 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
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Charming 3-bed, 2-bath home in Butte Crest Manufactured Park! This 1,080 sq ft home features beautiful laminate floors, a stylish updated kitchen with a corner pantry, and a desirable split floor plan for added privacy. The fully fenced backyard offers a tranquil corner water feature—perfect for relaxing outdoors. Enjoy springtime blooms with tulips lining the walkways and front yard. Extra-long storage shed under the carport provides ample space for tools and more. Move-in ready and located in a welcoming, well-kept community!

Key facts

• Corner pantry
• Updated kitchen
• Corner water feature

Tags

• UPDATED KITCHEN
• CORNER PANTRY
• FULLY FENCED BACKYARD
• CORNER WATER FEATURE
• EXTRA-LONG STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.7% 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; 6 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 $484 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.65% ✓
• Cap rate: 23.74%
• Cash-on-cash: 62.31%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (median comp): $80,000
• List price: $70,000
• Delta: -12.50%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 61.2%
• Equity multiple: 3.73×
• Total profit: $53,478
• Equity at exit: $10,437

10-year hold

• IRR: 65.8%
• Equity multiple: 7.64×
• Total profit: $130,048
• Equity at exit: $6,052

Cash invested: $19,600 (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 97524

• Home prices YoY: -27.7%
• Active inventory: 233
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$367
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $1,018

Break-even live

Break-even rent $564

Max offer price $70,000

Occupancy floor 40%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.28mi
118 N Shasta Ave Apt B Eagle Point, OR	3.0	2.0	1110	$1,695	$1.53	21d	1	0.52mi
173 N Royal Ave Eagle Point, OR	3.0	2.0	1400	$1,950	$1.39	13d	1	0.54mi
204 Fargo St Unit 204 Eagle Point, OR	2.0	1.0	744	$1,395	$1.88	13d	1	1.06mi
113 Little Butte Dr Eagle Point, OR	3.0	2.0	1336	$2,400	$1.80	13d	1	1.19mi
826 S Royal Ave Unit 828 Eagle Point, OR	2.0	1.0	780	$1,295	$1.66	44d	1	1.23mi

Listing history 10 events

1. 2026-05-11
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Charming 3-bed, 2-bath home in Butte Crest Manufactured Park! This 1,080 sq ft home features beautiful laminate floors, a stylish updated kitchen with a corner pantry, and a desirable split floor plan for added privacy. The fully fenced backyard offers a tranquil corner water feature—perfect for relaxing outdoors. Enjoy springtime blooms with tulips lining the walkways and front yard. Extra-long storage shed under the carport provides ample space for tools and more. Move-in ready and located in a welcoming, well-kept community!

2. 2026-04-13
   price $70,000 539-char remark

   Show marketing remark (539 chars)

   Charming 3-bed, 2-bath home in Butte Crest Manufactured Park! This 1,080 sq ft home features beautiful laminate floors, a stylish updated kitchen with a corner pantry, and a desirable split floor plan for added privacy. The fully fenced backyard offers a tranquil corner water feature—perfect for relaxing outdoors. Enjoy springtime blooms with tulips lining the walkways and front yard. Extra-long storage shed under the carport provides ample space for tools and more. Move-in ready and located in a welcoming, well-kept community!

3. 2026-01-15
   price $73,000 539-char remark

   Show marketing remark (539 chars)

   Charming 3-bed, 2-bath home in Butte Crest Manufactured Park! This 1,080 sq ft home features beautiful laminate floors, a stylish updated kitchen with a corner pantry, and a desirable split floor plan for added privacy. The fully fenced backyard offers a tranquil corner water feature—perfect for relaxing outdoors. Enjoy springtime blooms with tulips lining the walkways and front yard. Extra-long storage shed under the carport provides ample space for tools and more. Move-in ready and located in a welcoming, well-kept community!

4. 2025-11-25
   price $75,000 539-char remark

   Show marketing remark (539 chars)

   Charming 3-bed, 2-bath home in Butte Crest Manufactured Park! This 1,080 sq ft home features beautiful laminate floors, a stylish updated kitchen with a corner pantry, and a desirable split floor plan for added privacy. The fully fenced backyard offers a tranquil corner water feature—perfect for relaxing outdoors. Enjoy springtime blooms with tulips lining the walkways and front yard. Extra-long storage shed under the carport provides ample space for tools and more. Move-in ready and located in a welcoming, well-kept community!

5. 2025-09-23
   price $77,000 539-char remark

   Show marketing remark (539 chars)

   Charming 3-bed, 2-bath home in Butte Crest Manufactured Park! This 1,080 sq ft home features beautiful laminate floors, a stylish updated kitchen with a corner pantry, and a desirable split floor plan for added privacy. The fully fenced backyard offers a tranquil corner water feature—perfect for relaxing outdoors. Enjoy springtime blooms with tulips lining the walkways and front yard. Extra-long storage shed under the carport provides ample space for tools and more. Move-in ready and located in a welcoming, well-kept community!

6. 2025-08-05
   listed $82,000 Active 539-char remark

   Show marketing remark (539 chars)

   Charming 3-bed, 2-bath home in Butte Crest Manufactured Park! This 1,080 sq ft home features beautiful laminate floors, a stylish updated kitchen with a corner pantry, and a desirable split floor plan for added privacy. The fully fenced backyard offers a tranquil corner water feature—perfect for relaxing outdoors. Enjoy springtime blooms with tulips lining the walkways and front yard. Extra-long storage shed under the carport provides ample space for tools and more. Move-in ready and located in a welcoming, well-kept community!

7. 2021-07-07
   soldstatus $100,000 Closed 678-char remark

   Show marketing remark (678 chars)

   So many upgrades in this freshly painted 3-Bedroom/2-Bathroom manufactured home nestled in Butte Crest Park. In the kitchen find lovely stone countertops, plank flooring and a gas range. The master bedroom is adorned with beautiful flooring and features a fully reimagined ensuite with new vanity, flooring and tile shower. Not wanting to be left out, the guest bathroom includes new flooring and a tile surround as well. The lack of carpet inside and generous fully fenced backyard outside, are the perfect match to this pet friendly community. With a clubhouse for members to enjoy and mere minutes from golf, shopping and medical come find your way home to Butte Crest Park.

8. 2021-05-26
   status Pending 678-char remark

   Show marketing remark (678 chars)

   So many upgrades in this freshly painted 3-Bedroom/2-Bathroom manufactured home nestled in Butte Crest Park. In the kitchen find lovely stone countertops, plank flooring and a gas range. The master bedroom is adorned with beautiful flooring and features a fully reimagined ensuite with new vanity, flooring and tile shower. Not wanting to be left out, the guest bathroom includes new flooring and a tile surround as well. The lack of carpet inside and generous fully fenced backyard outside, are the perfect match to this pet friendly community. With a clubhouse for members to enjoy and mere minutes from golf, shopping and medical come find your way home to Butte Crest Park.

9. 2021-05-20
   price $100,000 678-char remark

   Show marketing remark (678 chars)

   So many upgrades in this freshly painted 3-Bedroom/2-Bathroom manufactured home nestled in Butte Crest Park. In the kitchen find lovely stone countertops, plank flooring and a gas range. The master bedroom is adorned with beautiful flooring and features a fully reimagined ensuite with new vanity, flooring and tile shower. Not wanting to be left out, the guest bathroom includes new flooring and a tile surround as well. The lack of carpet inside and generous fully fenced backyard outside, are the perfect match to this pet friendly community. With a clubhouse for members to enjoy and mere minutes from golf, shopping and medical come find your way home to Butte Crest Park.

10. 2021-04-30
    listed $110,000 Active 678-char remark

    Show marketing remark (678 chars)

    So many upgrades in this freshly painted 3-Bedroom/2-Bathroom manufactured home nestled in Butte Crest Park. In the kitchen find lovely stone countertops, plank flooring and a gas range. The master bedroom is adorned with beautiful flooring and features a fully reimagined ensuite with new vanity, flooring and tile shower. Not wanting to be left out, the guest bathroom includes new flooring and a tile surround as well. The lack of carpet inside and generous fully fenced backyard outside, are the perfect match to this pet friendly community. With a clubhouse for members to enjoy and mere minutes from golf, shopping and medical come find your way home to Butte Crest Park.

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$90/yr (+$7/mo · 15.2%)

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

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: $22,223
• − Mortgage interest: −$3,921
• − Property taxes: −$589
• − Insurance: −$350
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$2,036
• Taxable income: $11,771
• Est. tax owed @ 24.0%: −$2,825
• After-tax cash flow: $9,387/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

-36.4% since first listed

10 events — show timeline

• 2026-05-11 Pending — MLSCO
• 2026-04-13 Price Changed $70,000 MLSCO
• 2026-01-15 Price Changed $73,000 MLSCO
• 2025-11-25 Price Changed $75,000 MLSCO
• 2025-09-23 Price Changed $77,000 MLSCO
• 2025-08-05 Listed $82,000 MLSCO
• 2021-07-07 Sold (MLS) $100,000 MLSCO
• 2021-05-26 Pending — MLSCO
• 2021-05-20 Price Changed $100,000 MLSCO
• 2021-04-30 Listed $110,000 MLSCO

Property tax history

+8.6%/yr

Latest (2022): $589 · +35.8% YoY. Source: county tax records.