633 E Archwood Dr #89 · Eagle Point, OR 97524

$59,000

3 bd · 1.0 ba · 1,377 sqft · Land public records · 315 Days on market

Built 1998 $43/sqft · 41% below area Est $100k · 41% under ↓ 48% 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 +15.0/15.0
• 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

Spacious, Affordable, and Full of Potential! Welcome to this generously sized 3-bedroom, 2-bath manufactured home located in a well-maintained all-age community that offers fantastic amenities—clubhouse, fitness center, and billiards room all included! Step inside to an open-concept layout featuring tile flooring, a cozy breakfast nook, and a full-sized dining area perfect for gatherings. The wide carport provides ample parking and includes a convenient storage shed for all your extras. Whether you're looking for your first home or downsizing with style, this home offers affordability and room to grow. Bring your vision and make it your own!

Key facts

• Fitness center
• Clubhouse
• Billiards room

Tags

• WELL-MAINTAINED COMMUNITY
• CLUBHOUSE
• FITNESS CENTER
• BILLIARDS ROOM
• OPEN-CONCEPT LAYOUT
• TILE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.9% 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; 4 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 $408 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $21k (26%) 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 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: 3.34% ✓
• Cap rate: 29.89%
• Cash-on-cash: 84.29%
• DSCR: 4.75
• GRM: 2.5

CMA / ARV

• ARV (median comp): $100,000
• List price: $59,000
• Delta: -41.00%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 84.7%
• Equity multiple: 4.90×
• Total profit: $64,366
• Equity at exit: $8,797

10-year hold

• IRR: 87.9%
• Equity multiple: 10.16×
• Total profit: $151,302
• Equity at exit: $5,101

Cash invested: $16,520 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $1,160

Break-even live

Break-even rent $500

Max offer price $59,000

Occupancy floor 36%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 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
113 Little Butte Dr Eagle Point, OR	3.0	2.0	1336	$2,400	$1.80	13d	1	1.19mi

Listing history 24 events

1. 2026-06-19
   days on market $59,000 Active 315 DOM
2. 2026-06-18
   days on market $59,000 Active 314 DOM
3. 2026-06-17
   days on market $59,000 Active 313 DOM
4. 2026-06-16
   days on market $59,000 Active 312 DOM
5. 2026-06-15
   days on market $59,000 Active 311 DOM
6. 2026-06-14
   days on market $59,000 Active 309 DOM
7. 2026-06-13
   days on market $59,000 Active 308 DOM
8. 2026-06-10
   days on market $59,000 Active 306 DOM
9. 2026-06-09
   days on market $59,000 Active 305 DOM
10. 2026-06-08
    days on market $59,000 Active 304 DOM
11. 2026-06-07
    days on market $59,000 Active 303 DOM
12. 2026-06-05
    days on market $59,000 Active 300 DOM
13. 2026-06-03
    days on market $59,000 Active 299 DOM
14. 2026-06-02
    days on market $59,000 Active 298 DOM
15. 2026-06-01
    days on market $59,000 Active 297 DOM
16. 2026-05-31
    days on market $59,000 Active 296 DOM
17. 2026-05-30
    days on market $59,000 Active 295 DOM
18. 2026-04-13
    price $59,000 659-char remark

    Show marketing remark (659 chars)

    Spacious, Affordable, and Full of Potential! Welcome to this generously sized 3-bedroom, 2-bath manufactured home located in a well-maintained all-age community that offers fantastic amenities—clubhouse, fitness center, and billiards room all included! Step inside to an open-concept layout featuring tile flooring, a cozy breakfast nook, and a full-sized dining area perfect for gatherings. The wide carport provides ample parking and includes a convenient storage shed for all your extras. Whether you're looking for your first home or downsizing with style, this home offers affordability and room to grow. Bring your vision and make it your own!

19. 2026-01-30
    status Active 659-char remark

    Show marketing remark (659 chars)

    Spacious, Affordable, and Full of Potential! Welcome to this generously sized 3-bedroom, 2-bath manufactured home located in a well-maintained all-age community that offers fantastic amenities—clubhouse, fitness center, and billiards room all included! Step inside to an open-concept layout featuring tile flooring, a cozy breakfast nook, and a full-sized dining area perfect for gatherings. The wide carport provides ample parking and includes a convenient storage shed for all your extras. Whether you're looking for your first home or downsizing with style, this home offers affordability and room to grow. Bring your vision and make it your own!

20. 2026-01-28
    historical 659-char remark

    Show marketing remark (659 chars)

    Spacious, Affordable, and Full of Potential! Welcome to this generously sized 3-bedroom, 2-bath manufactured home located in a well-maintained all-age community that offers fantastic amenities—clubhouse, fitness center, and billiards room all included! Step inside to an open-concept layout featuring tile flooring, a cozy breakfast nook, and a full-sized dining area perfect for gatherings. The wide carport provides ample parking and includes a convenient storage shed for all your extras. Whether you're looking for your first home or downsizing with style, this home offers affordability and room to grow. Bring your vision and make it your own!

21. 2025-08-06
    listed $80,000 Active 659-char remark

    Show marketing remark (659 chars)

    Spacious, Affordable, and Full of Potential! Welcome to this generously sized 3-bedroom, 2-bath manufactured home located in a well-maintained all-age community that offers fantastic amenities—clubhouse, fitness center, and billiards room all included! Step inside to an open-concept layout featuring tile flooring, a cozy breakfast nook, and a full-sized dining area perfect for gatherings. The wide carport provides ample parking and includes a convenient storage shed for all your extras. Whether you're looking for your first home or downsizing with style, this home offers affordability and room to grow. Bring your vision and make it your own!

22. 2025-05-04
    historical
23. 2025-03-04
    price $110,000
24. 2024-11-13
    listed $114,000 Active

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $23,629
• − Mortgage interest: −$3,305
• − Property taxes: −$735
• − Insurance: −$295
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$1,716
• Taxable income: $13,797
• Est. tax owed @ 24.0%: −$3,311
• After-tax cash flow: $10,613/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

-48.2% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $59,000 MLSCO
• 2026-01-30 Relisted — MLSCO
• 2026-01-28 Listing Removed — MLSCO
• 2025-08-06 Listed $80,000 MLSCO
• 2025-05-04 Listing Removed — MLSCO
• 2025-03-04 Price Changed $110,000 MLSCO
• 2024-11-13 Listed $114,000 MLSCO

Property tax history

+9.2%/yr

Latest (2022): $735 · +35.2% YoY. Source: county tax records.