5648 Foothill Blvd Spc 34 · Rogue River, OR 97526

$115,000

3 bd · 2.0 ba · 1,539 sqft · Manufactured · 147 Days on market

Built 1998 Average condition $75/sqft · 42% below area Est $200k · 42% under ↓ 15% since listing

---

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 +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to peaceful living in Rogue River Mobile Estates, a desirable 55 and older community nestled in a serene woodsy setting near the Rogue River. This spacious 3 bedroom 2 bathroom double wide manufactured home offers 1,539 square feet of comfortable living with vaulted ceilings that create an open airy feel throughout. Enjoy beautiful mountain and forest views surrounded by lush greenery, offering a quiet retreat with a strong connection to nature. The home features a carport with an attached workshop or storage shed along with a wheelchair accessible ramp for added convenience. Recent updates include a roof approximately 5 years old and a heat pump replaced about 3 years ago. Monthly space rent is $995 and includes water septic and trash service. A wonderful opportunity to enjoy low maintenance living in a tranquil Rogue River setting.

Key facts

• Recent updates
• Attached workshop
• Storage shed

Tags

• MOUNTAIN VIEWS
• FOREST VIEWS
• WHEELCHAIR ACCESSIBLE RAMP
• ATTACHED WORKSHOP
• STORAGE SHED
• RECENT UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 2.5% in Rogue River — 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 71/100 on livability (#111 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, amenities D, commute F.
• Rogue River SD 35 (other): math 30% / reading 45% proficiency, ranked #129 of 183 in OR (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 160 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).
• This rent runs 40% of the median local income ($61k/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 $795 of loan paydown is wiped out by about $3k 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 + 2.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 9→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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. 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. 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: 1.77% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.15%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $199,500
• List price: $115,000
• Delta: -42.36%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5648 Foothill Blvd #31	0.07mi	3/2.0	1,512 (-2%)	1mo	$100,000	$66	93
5648 Foothill Blvd Spc 10	0.12mi	3/2.0	1,512 (-2%)	22mo	$130,000	$86	73
5648 Foothill Blvd Spc 40	0.07mi	2/3.0 (-1)	1,581 (+3%)	14mo	$245,000	$155	72
5648 Foothill Blvd Spc 25	0.07mi	3/2.0	1,440 (-6%)	24mo	$127,700	$89	66
405 Magerle Ln	0.68mi	3/1.5	1,620 (+5%)	6mo	$355,000	$219	52
315 W Evans Creek Rd #75	0.56mi	2/2.0 (-1)	1,344 (-13%)	14mo	$82,000	$61	36

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.96×
• Total profit: $30,988
• Equity at exit: $17,147

10-year hold

• IRR: 31.0%
• Equity multiple: 3.66×
• Total profit: $85,649
• Equity at exit: $9,943

Cash invested: $32,200 (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 97526

• Rents YoY: 2.0%
• Active inventory: 160
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $809

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 55%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Westbrook Dr Rogue River, OR	3.0	2.0	1361	$2,250	$1.65	21d	1	0.27mi
452 Pine St Unit 446 Rogue River, OR	2.0	2.0	1050	$1,450	$1.38	13d	1	0.79mi
315 Cedar St Unit B Rogue River, OR	3.0	2.0	1378	$1,850	$1.34	43d	1	0.91mi

Listing history 20 events

1. 2026-06-19
   days on market $115,000 Active 147 DOM
2. 2026-06-18
   days on market $115,000 Active 146 DOM
3. 2026-06-17
   days on market $115,000 Active 145 DOM
4. 2026-06-16
   days on market $115,000 Active 144 DOM
5. 2026-06-15
   days on market $115,000 Active 143 DOM
6. 2026-06-14
   days on market $115,000 Active 141 DOM
7. 2026-06-13
   days on market $115,000 Active 140 DOM
8. 2026-06-10
   days on market $115,000 Active 138 DOM
9. 2026-06-09
   days on market $115,000 Active 137 DOM
10. 2026-06-08
    days on market $115,000 Active 136 DOM
11. 2026-06-07
    days on market $115,000 Active 135 DOM
12. 2026-06-05
    days on market $115,000 Active 132 DOM
13. 2026-06-03
    days on market $115,000 Active 131 DOM
14. 2026-06-02
    days on market $115,000 Active 130 DOM
15. 2026-06-01
    days on market $115,000 Active 129 DOM
16. 2026-05-31
    days on market $115,000 Active 128 DOM
17. 2026-05-30
    days on market $115,000 Active 127 DOM
18. 2026-03-12
    price $115,000 853-char remark

    Show marketing remark (853 chars)

    Welcome to peaceful living in Rogue River Mobile Estates, a desirable 55 and older community nestled in a serene woodsy setting near the Rogue River. This spacious 3 bedroom 2 bathroom double wide manufactured home offers 1,539 square feet of comfortable living with vaulted ceilings that create an open airy feel throughout. Enjoy beautiful mountain and forest views surrounded by lush greenery, offering a quiet retreat with a strong connection to nature. The home features a carport with an attached workshop or storage shed along with a wheelchair accessible ramp for added convenience. Recent updates include a roof approximately 5 years old and a heat pump replaced about 3 years ago. Monthly space rent is $995 and includes water septic and trash service. A wonderful opportunity to enjoy low maintenance living in a tranquil Rogue River setting.

19. 2026-02-13
    price $125,000 853-char remark

    Show marketing remark (853 chars)

    Welcome to peaceful living in Rogue River Mobile Estates, a desirable 55 and older community nestled in a serene woodsy setting near the Rogue River. This spacious 3 bedroom 2 bathroom double wide manufactured home offers 1,539 square feet of comfortable living with vaulted ceilings that create an open airy feel throughout. Enjoy beautiful mountain and forest views surrounded by lush greenery, offering a quiet retreat with a strong connection to nature. The home features a carport with an attached workshop or storage shed along with a wheelchair accessible ramp for added convenience. Recent updates include a roof approximately 5 years old and a heat pump replaced about 3 years ago. Monthly space rent is $995 and includes water septic and trash service. A wonderful opportunity to enjoy low maintenance living in a tranquil Rogue River setting.

20. 2026-01-23
    listed $135,000 Active 853-char remark

    Show marketing remark (853 chars)

    Welcome to peaceful living in Rogue River Mobile Estates, a desirable 55 and older community nestled in a serene woodsy setting near the Rogue River. This spacious 3 bedroom 2 bathroom double wide manufactured home offers 1,539 square feet of comfortable living with vaulted ceilings that create an open airy feel throughout. Enjoy beautiful mountain and forest views surrounded by lush greenery, offering a quiet retreat with a strong connection to nature. The home features a carport with an attached workshop or storage shed along with a wheelchair accessible ramp for added convenience. Recent updates include a roof approximately 5 years old and a heat pump replaced about 3 years ago. Monthly space rent is $995 and includes water septic and trash service. A wonderful opportunity to enjoy low maintenance living in a tranquil Rogue River setting.

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 9 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,363
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$3,345
• Taxable income: $8,377
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $7,699/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This 3-bedroom, 2-bathroom manufactured home in Rogue River Mobile Estates requires moderate renovations to improve its condition and increase its value. Key updates include painting interior walls, replacing kitchen cabinets and countertops, and updating bathroom fixtures.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Major flooring — pink carpet in living areas

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets and countertops — modernizes the space and increases value
• Both update bathroom fixtures — modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
flooring · pink carpet in living areas	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets and countertops — modernizes the space and increases value ↑
• Both update bathroom fixtures — modernizes the space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rogue River SD 35
• NCES district ID: 4110680
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $41,632
• Composite: 34.12/100
• National rank: #10284
• State rank: #129 of 183 in OR

Livability — Rogue River

• Score: 71/100
• State rank: #111
• US rank: #6542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Josephine County · 73,366 people
• Metro: Grants Pass, OR
• Population (ZIP): 36,036
• Household income: $61,019
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1407.0

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% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Slovak 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -257.77%
• Current HPI: 326.3247
• Rent YoY: ▲ 2.04%
• 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

-14.8% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $115,000 MLSCO
• 2026-02-13 Price Changed $125,000 MLSCO
• 2026-01-23 Listed $135,000 MLSCO