1850 Redtail Hawk Dr Unit RV53B · Eagle Crest, OR 97756

$5,500

2 bd · 2.0 ba · 1,168 sqft · Timeshare · 277 Days on market

Built 1993 6,969 sqft lot $5/sqft · 54% below area $299/mo HOA · 15% of rent ↓ 45% since listing

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to this wonderful 2-bedroom, 2-bathroom residence at Eagle Crest Resort for your perfect winter getaway! This exceptional fractional ownership offers 31 days of bliss from January 21st through February 21st. Wake up and relax on the patio overlooking breathtaking views of the Deschutes River. The resort's impressive amenities include: pools, relaxing hot tubs, fully-equipped fitness centers, tennis, pickleball and volleyball courts, racquetball, rejuvenating sauna, and endless hiking and biking trails. Whether you're seeking adventure or relaxation, this property delivers both. The nearby Riverfront Parks and Trails provide additional outdoor recreation opportunities. This is your ticket to a month-long retreat where every day feels like a mini-vacation.

Key facts

• Impressive amenities
• 6,969 sq ft lot
• Parking

Tags

• PATIO OVERLOOKING VIEWS
• IMPRESSIVE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $6k.

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 $6k).
• Recommended offer: $5k (12.0% below list) — sets the bar for market timing.
• Cap rate 269.6% vs local median 1.5% in Eagle Crest — 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 61/100 on livability (#272 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: health & safety C-, schools D+, amenities F.
• Redmond SD 2J (town): math 24% / reading 42% proficiency, ranked #28 of 58 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 731 active listings in the ZIP; solid renter incomes; 1,624 units permitted in Deschutes County in 2024 (391 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $38 of loan paydown is wiped out by about $165 of value loss. Plan a longer hold.
• Deschutes County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 35.54% ✓
• Cap rate: 269.65%
• Cash-on-cash: 940.56%
• DSCR: 42.85
• GRM: 0.2

CMA / ARV

• ARV (median comp): $12,014
• List price: $5,500
• Delta: -54.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 50.98×
• Total profit: $76,969
• Equity at exit: $820

10-year hold

• IRR: —
• Equity multiple: 111.43×
• Total profit: $170,066
• Equity at exit: $476

Cash invested: $1,540 (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 97756

• Rents YoY: 3.4%
• Active inventory: 731
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$29
• Tax est. 1.5%: −$7 /mo · $82/yr
• Insurance: −$2
• HOA: −$299
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,207

Break-even live

Break-even rent $427

Max offer price $5,500

Occupancy floor 33%

Sensitivity live

Price	-10% $1,211	-5% $1,209	+0% $1,207	+5% $1,205	+10% $1,203
Rent	-10% $1,053	-5% $1,130	+0% $1,207	+5% $1,284	+10% $1,361
Rate	-1.0pp $1,210	-0.5pp $1,208	base $1,207	+0.5pp $1,206	+1.0pp $1,204

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: $1,375
• Closing costs: $165
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $299 · $3,588/yr
• Likely covers: poolgym

Listing history 24 events

1. 2026-06-18
   days on market $5,500 Active 277 DOM
2. 2026-06-17
   days on market $5,500 Active 276 DOM
3. 2026-06-16
   days on market $5,500 Active 275 DOM
4. 2026-06-15
   days on market $5,500 Active 274 DOM
5. 2026-06-14
   days on market $5,500 Active 272 DOM
6. 2026-06-13
   days on market $5,500 Active 271 DOM
7. 2026-06-10
   days on market $5,500 Active 269 DOM
8. 2026-06-09
   days on market $5,500 Active 268 DOM
9. 2026-06-08
   days on market $5,500 Active 267 DOM
10. 2026-06-07
    days on market $5,500 Active 266 DOM
11. 2026-06-02
    days on market $5,500 Active 261 DOM
12. 2026-06-01
    days on market $5,500 Active 260 DOM
13. 2026-05-31
    days on market $5,500 Active 259 DOM
14. 2026-05-30
    days on market $5,500 Active 258 DOM
15. 2025-09-14
    listed $5,500 Active 771-char remark

    Show marketing remark (771 chars)

    Escape to this wonderful 2-bedroom, 2-bathroom residence at Eagle Crest Resort for your perfect winter getaway! This exceptional fractional ownership offers 31 days of bliss from January 21st through February 21st. Wake up and relax on the patio overlooking breathtaking views of the Deschutes River. The resort's impressive amenities include: pools, relaxing hot tubs, fully-equipped fitness centers, tennis, pickleball and volleyball courts, racquetball, rejuvenating sauna, and endless hiking and biking trails. Whether you're seeking adventure or relaxation, this property delivers both. The nearby Riverfront Parks and Trails provide additional outdoor recreation opportunities. This is your ticket to a month-long retreat where every day feels like a mini-vacation.

16. 2024-02-18
    historical
17. 2023-02-23
    status Active
18. 2023-02-23
    historical
19. 2022-06-24
    price $5,500
20. 2022-03-02
    status Active
21. 2022-02-23
    historical
22. 2021-12-24
    price $7,000
23. 2021-10-23
    price $8,500
24. 2021-02-23
    listed $10,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,454
• − Mortgage interest: −$308
• − Property taxes: −$82
• − Insurance: −$28
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$3,588
• − Depreciation: −$160
• Taxable income: $15,535
• Est. tax owed @ 24.0%: −$3,728
• After-tax cash flow: $10,756/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: Redmond SD 2J
• NCES district ID: 4110350
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $51,027
• Composite: 28.72/100
• National rank: #6682
• State rank: #28 of 58 in OR

Livability — Eagle Crest

• Score: 61/100
• State rank: #272
• US rank: #18365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Crest, OR
• County: Deschutes County · 197,892 people
• Metro: Bend, OR
• Population (ZIP): 44,914
• Household income: $87,278
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1205.0

Population outlook (Deschutes County) Hauer SSP2

• Today (2025): 213,908 people
• By 2030: 232,387 · +8.6%
• By 2040: 265,858 · +24.3%
• By 2050: 295,286 · +38.0%
• By 2075: 353,553 · +65.3%
• By 2100: 380,293 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Deschutes

• 2024 margin: D (+10.1) · D 53.6% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.4pp toward D · 2008: -0.3pp · 2024: 10.1pp
• All cycles: 2024: D+10.1 2020: D+8.2 2016: R+3.8 2012: R+7.3 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -292.28%
• Current HPI: 385.3027
• Rent YoY: ▲ 3.39%
• Metro: Bend, 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

-45.0% since first listed

10 events — show timeline

• 2025-09-14 Listed $5,500 MLSCO
• 2024-02-18 Listing Removed — MLSCO
• 2023-02-23 Relisted — MLSCO
• 2023-02-23 Listing Removed — MLSCO
• 2022-06-24 Price Changed $5,500 MLSCO
• 2022-03-02 Relisted — MLSCO
• 2022-02-23 Listing Removed — MLSCO
• 2021-12-24 Price Changed $7,000 MLSCO
• 2021-10-23 Price Changed $8,500 MLSCO
• 2021-02-23 Listed $10,000 MLSCO