1077 Lee Roze Ln · Grants Pass, OR 97527

$70,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 113 Days on market

Built 1983 $46/sqft · 16% below area Est $84k · 16% under

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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 +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• 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

Welcome to 1077 Lee Roze Lane nestled near the end of a quiet cul-de-sac in a 55+ community. This well cared for, move-in ready home with brand new carpet offers 1,512 sq ft with 2 large bedrooms, 2 full bathrooms, and a spacious open living room ideal for entertaining. The thoughtful layout provides comfort and easy everyday living. Situated on a . 20-acre lot, there's an RV pad with electrical hookup, space for gardening and a covered front porch evening BBQs. A ramped entry add accessibility, while three storage sheds provide excellent space for tools, hobbies, or extra storage. A wonderful blend of indoor comfort and outdoor flexibility! Park rent includes: water, sewer and trash.

Key facts

• Covered front porch
• Electrical hookup
• Three storage sheds

Tags

• CUL-DE-SAC
• RV PAD
• ELECTRICAL HOOKUP
• COVERED FRONT PORCH
• THREE STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/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: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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; 4 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 31% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $70k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.48% ✓
• Cap rate: 22.09%
• Cash-on-cash: 56.42%
• DSCR: 3.51
• GRM: 3.4

CMA / ARV

• ARV (median comp): $83,831
• List price: $70,000
• Delta: -16.50%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 SE Lee Roze Ln	0.06mi	2/2.0	1,524 (+1%)	3mo	$98,000	$64	93
1061 Lee Roze Ln	0.02mi	3/2.0 (+1)	1,505 (-0%)	0mo	$32,500	$22	93
1942 Parkdale Dr Dr	0.06mi	3/2.0 (+1)	1,440 (-5%)	1mo	$52,000	$36	84
1026 Lee Roze Ln #1026	0.06mi	3/2.0 (+1)	1,500 (-1%)	22mo	$94,750	$63	72
1696 Parkdale Dr	0.17mi	3/2.0 (+1)	1,596 (+6%)	10mo	$87,000	$55	69
138 Parkdale Cir	0.10mi	2/2.0	1,344 (-11%)	10mo	$72,700	$54	68
1048 Lee Roze Ln	0.04mi	3/2.0 (+1)	1,620 (+7%)	18mo	$115,000	$71	66
1331 Vista Dr	0.54mi	3/2.0 (+1)	1,456 (-4%)	5mo	$210,000	$144	59
1078 Lee Roze Ln	0.03mi	3/2.0 (+1)	1,292 (-15%)	12mo	$70,000	$54	59

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: 54.9%
• Equity multiple: 3.42×
• Total profit: $47,441
• Equity at exit: $10,437

10-year hold

• IRR: 60.0%
• Equity multiple: 6.98×
• Total profit: $117,265
• 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 97527

• Rents YoY: 3.0%
• Active inventory: 185
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $922

Break-even live

Break-even rent $568

Max offer price $70,000

Occupancy floor 42%

Sensitivity live

Price	-10% $961	-5% $941	+0% $922	+5% $902	+10% $882
Rent	-10% $784	-5% $853	+0% $922	+5% $990	+10% $1,059
Rate	-1.0pp $957	-0.5pp $939	base $922	+0.5pp $903	+1.0pp $885

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 SE Cherry Ln Grants Pass, OR	3.0	2.0	1474	$1,975	$1.34	44d	1	0.92mi
323 SE K St Unit 325 Grants Pass, OR	2.0	1.5	1273	$1,495	$1.17	44d	1	1.11mi
1154 SW Lee Ln Grants Pass, OR	3.0	1.5	1232	$1,850	$1.50	44d	1	1.23mi
1108 SW Oak St Grants Pass, OR	3.0	1.0	1201	$1,800	$1.50	44d	1	1.26mi

Listing history 31 events

1. 2026-06-19
   days on market $70,000 Active 113 DOM
2. 2026-06-18
   days on market $70,000 Active 112 DOM
3. 2026-06-17
   days on market $70,000 Active 111 DOM
4. 2026-06-16
   days on market $70,000 Active 110 DOM
5. 2026-06-15
   days on market $70,000 Active 109 DOM
6. 2026-06-14
   days on market $70,000 Active 107 DOM
7. 2026-06-13
   days on market $70,000 Active 106 DOM
8. 2026-06-10
   days on market $70,000 Active 104 DOM
9. 2026-06-09
   days on market $70,000 Active 103 DOM
10. 2026-06-08
    days on market $70,000 Active 102 DOM
11. 2026-06-07
    days on market $70,000 Active 101 DOM
12. 2026-06-05
    days on market $70,000 Active 98 DOM
13. 2026-06-03
    days on market $70,000 Active 97 DOM
14. 2026-06-02
    days on market $70,000 Active 96 DOM
15. 2026-06-01
    days on market $70,000 Active 95 DOM
16. 2026-05-31
    days on market $70,000 Active 94 DOM
17. 2026-05-30
    days on market $70,000 Active 93 DOM
18. 2026-05-15
    price $70,000 693-char remark

    Show marketing remark (693 chars)

    Welcome to 1077 Lee Roze Lane nestled near the end of a quiet cul-de-sac in a 55+ community. This well cared for, move-in ready home with brand new carpet offers 1,512 sq ft with 2 large bedrooms, 2 full bathrooms, and a spacious open living room ideal for entertaining. The thoughtful layout provides comfort and easy everyday living. Situated on a . 20-acre lot, there's an RV pad with electrical hookup, space for gardening and a covered front porch evening BBQs. A ramped entry add accessibility, while three storage sheds provide excellent space for tools, hobbies, or extra storage. A wonderful blend of indoor comfort and outdoor flexibility! Park rent includes: water, sewer and trash.

19. 2026-05-04
    price $78,000 693-char remark

    Show marketing remark (693 chars)

    Welcome to 1077 Lee Roze Lane nestled near the end of a quiet cul-de-sac in a 55+ community. This well cared for, move-in ready home with brand new carpet offers 1,512 sq ft with 2 large bedrooms, 2 full bathrooms, and a spacious open living room ideal for entertaining. The thoughtful layout provides comfort and easy everyday living. Situated on a . 20-acre lot, there's an RV pad with electrical hookup, space for gardening and a covered front porch evening BBQs. A ramped entry add accessibility, while three storage sheds provide excellent space for tools, hobbies, or extra storage. A wonderful blend of indoor comfort and outdoor flexibility! Park rent includes: water, sewer and trash.

20. 2026-04-23
    price $80,000 693-char remark

    Show marketing remark (693 chars)

    Welcome to 1077 Lee Roze Lane nestled near the end of a quiet cul-de-sac in a 55+ community. This well cared for, move-in ready home with brand new carpet offers 1,512 sq ft with 2 large bedrooms, 2 full bathrooms, and a spacious open living room ideal for entertaining. The thoughtful layout provides comfort and easy everyday living. Situated on a . 20-acre lot, there's an RV pad with electrical hookup, space for gardening and a covered front porch evening BBQs. A ramped entry add accessibility, while three storage sheds provide excellent space for tools, hobbies, or extra storage. A wonderful blend of indoor comfort and outdoor flexibility! Park rent includes: water, sewer and trash.

21. 2026-02-26
    listed $82,500 Active 693-char remark

    Show marketing remark (693 chars)

    Welcome to 1077 Lee Roze Lane nestled near the end of a quiet cul-de-sac in a 55+ community. This well cared for, move-in ready home with brand new carpet offers 1,512 sq ft with 2 large bedrooms, 2 full bathrooms, and a spacious open living room ideal for entertaining. The thoughtful layout provides comfort and easy everyday living. Situated on a . 20-acre lot, there's an RV pad with electrical hookup, space for gardening and a covered front porch evening BBQs. A ramped entry add accessibility, while three storage sheds provide excellent space for tools, hobbies, or extra storage. A wonderful blend of indoor comfort and outdoor flexibility! Park rent includes: water, sewer and trash.

22. 2014-08-08
    soldstatus $25,000 254-char remark

    Show marketing remark (254 chars)

    The price is right on this 1512 sq.ft. manufactured home on Lee Roze Lane. This 1983 home is located on a rented, extra large lot in Parkdale sub division.This home has an up-dated kitchen and up-dated master bath with large shower. All this is handicap

23. 2014-06-06
    listed $25,000 254-char remark

    Show marketing remark (254 chars)

    The price is right on this 1512 sq.ft. manufactured home on Lee Roze Lane. This 1983 home is located on a rented, extra large lot in Parkdale sub division.This home has an up-dated kitchen and up-dated master bath with large shower. All this is handicap

24. 2010-07-12
    soldstatus $27,000
25. 2010-06-25
    listed $29,900
26. 2009-10-16
    soldstatus $15,500
27. 2008-01-11
    listed $15,500
28. 2004-05-18
    soldstatus $52,500
29. 2004-05-18
    soldstatus $52,500
30. 2004-04-16
    listed $52,500
31. 2004-04-16
    listed $52,500

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$46/yr (+$4/mo · 7.2%)

ⓘ 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 8 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,819
• − Mortgage interest: −$3,921
• − Property taxes: −$633
• − Insurance: −$350
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$2,036
• Taxable income: $10,547
• Est. tax owed @ 24.0%: −$2,531
• After-tax cash flow: $8,527/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

+33.3% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $70,000 MLSCO
• 2026-05-04 Price Changed $78,000 MLSCO
• 2026-04-23 Price Changed $80,000 MLSCO
• 2026-02-26 Listed $82,500 MLSCO
• 2014-08-08 Sold (MLS) $25,000 RMLS
• 2014-06-06 Listed $25,000 RMLS
• 2010-07-12 Sold (MLS) $27,000 RMLS
• 2010-06-25 Listed $29,900 RMLS
• 2009-10-16 Sold (MLS) $15,500 RMLS
• 2008-01-11 Listed $15,500 RMLS
• 2004-05-18 Sold (MLS) $52,500 RMLS
• 2004-05-18 Sold (MLS) $52,500 MLSCO
• 2004-04-16 Listed $52,500 RMLS
• 2004-04-16 Listed $52,500 MLSCO

Property tax history

+6.3%/yr

Latest (2025): $633 · +4.1% YoY. Source: county tax records.