3431 S Pacific Spc 93 · Medford, OR 97501

$47,000

2 bd · 1.0 ba · 1,152 sqft · Land public records · 11 Days on market

Built 1975 $41/sqft · 19% below area Est $58k · 19% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location in the 55+ Glenwood Estate Park. Per seller home has been completed gone through. Recent improvements include new rubber roof, insulation, windows, carpeting, laminate floor throughout the living area, carpet in the bedrooms and vinyl in the bathrooms. This home boast two spacious bedrooms with open living area and tons of natural lighting. Enjoy the cover porch or visit the clubhouse and pool area. Covered parking and storage unit to store all your belongs.

Key facts

• Laminate flooring
• Double pane windows
• Updated roof

Tags

• TRANE HEATING AND AIR SYSTEM
• UPDATED ROOF
• DOUBLE PANE WINDOWS
• LAMINATE FLOORING
• CUSTOM WOOD BUILT-INS
• PAINTED WHITE CABINETRY

Property features AI

Finance

• Other: Not currently rented; Short-term rentals not permitted
• Financial info: Monthly land lease of $656
• HOA & community: No CCRs

Exterior

• Parking: Attached carport; Driveway; Concrete surfaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Easements for utilities
• Home design: Mobile home (double wide) located in a park; One level; May remain in park; Located on leased land
• Construction: Built in 1975; Block and pillar/post/pier foundation
• Exterior features: Rubber roof; Double pane windows with vinyl frames; Shed(s); Drip irrigation system; Fenced yard; Garden; Level lot; Paved road access

Interior

• Kitchen: Cooktop; Oven; Disposal; Refrigerator; Laminate counters
• Bedrooms: 2 bedrooms (primary downstairs)
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Heat pump cooling
• Interior features: Ceiling fan(s); Laminate counters; Linen closet; Primary bedroom located downstairs; Shower/tub combo
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $47k.

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 $47k).
• Cap rate 32.7% vs local median 2.8% in Medford — 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 (#78 in OR, #3,467 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A-; Watch: employment D+, crime F.
• Phoenix-Talent SD 4 (suburban): math 14% / reading 32% proficiency, ranked #58 of 58 in OR (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Orchard Hill Elementary School (math 24% / reading 24%, grade F, #320 of 412 statewide, top 82%, 345 students, 78% FRL); Talent Middle School (math 10% / reading 33%, grade F, #122 of 128 statewide, top 95%, 473 students, 79% FRL); Phoenix High School (math 24% / reading 70%, grade D-, #56 of 143 statewide, top 41%, 700 students, 79% FRL) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 70 active listings in the ZIP; 8 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 31% of the median local income ($64k/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 $325 of loan paydown is wiped out by about $1k 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 + 2.5% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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.
• Current owner paid $40k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $47,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.55% ✓
• Cap rate: 32.68%
• Cash-on-cash: 94.24%
• DSCR: 5.19
• GRM: 2.3

CMA / ARV

• ARV (median comp): $57,705
• List price: $47,000
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 94.6%
• Equity multiple: 5.36×
• Total profit: $57,425
• Equity at exit: $7,008

10-year hold

• IRR: 97.2%
• Equity multiple: 11.00×
• Total profit: $131,575
• Equity at exit: $4,064

Cash invested: $13,160 (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 97501

• Rents YoY: 2.5%
• Active inventory: 70
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$246
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $1,034

Break-even live

Break-even rent $362

Max offer price $47,000

Occupancy floor 33%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Northridge Ter Medford, OR	2.0	1.5	950	$1,600	$1.68	20d	1	0.62mi
204 Cheryl Ln Unit J Phoenix, OR	2.0	1.5	1008	$1,350	$1.34	43d	1	1.02mi
310 Independence Cir Apt D Phoenix, OR	2.0	1.0	850	$1,595	$1.88	13d	1	1.26mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	20d	1	1.29mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	13d	1	1.29mi
1001 Olympic Ave Medford, OR	3.0	1.0	1100	$1,795	$1.63	43d	1	1.35mi
3007 Juanipero Way Unit 3007 Medford, OR	3.0	1.0	988	$1,595	$1.61	43d	1	1.38mi
3141 Alameda St Medford, OR	2.0–3.0	2.0	1350	$1,925	$1.43	13d	6	1.48mi

Listing history 5 events

1. 2026-05-08
   listed $47,000 Active 914-char remark
2. 2018-04-30
   soldstatus $45,000 477-char remark

   Show marketing remark (477 chars)

   Great location in the 55+ Glenwood Estate Park. Per seller home has been completed gone through. Recent improvements include new rubber roof, insulation, windows, carpeting, laminate floor throughout the living area, carpet in the bedrooms and vinyl in the bathrooms. This home boast two spacious bedrooms with open living area and tons of natural lighting. Enjoy the cover porch or visit the clubhouse and pool area. Covered parking and storage unit to store all your belongs.

3. 2018-03-15
   listed $45,000 477-char remark

   Show marketing remark (477 chars)

   Great location in the 55+ Glenwood Estate Park. Per seller home has been completed gone through. Recent improvements include new rubber roof, insulation, windows, carpeting, laminate floor throughout the living area, carpet in the bedrooms and vinyl in the bathrooms. This home boast two spacious bedrooms with open living area and tons of natural lighting. Enjoy the cover porch or visit the clubhouse and pool area. Covered parking and storage unit to store all your belongs.

4. 2011-02-15
   soldstatus $12,000

   Show marketing remark (216 chars)

   Lots of light and open- Great flow very well maintained. Very nice, Quiet park with good quality of life. Terrific neighbors. Seller says Bring all Offers Easy care landscaping. Newer roof. Kitchen remodeled in 2009.

5. 2011-01-06
   listed $12,900

   Show marketing remark (216 chars)

   Lots of light and open- Great flow very well maintained. Very nice, Quiet park with good quality of life. Terrific neighbors. Seller says Bring all Offers Easy care landscaping. Newer roof. Kitchen remodeled in 2009.

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$214/yr (+$18/mo · 88.5%)

ⓘ 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 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,047
• − Mortgage interest: −$2,633
• − Property taxes: −$242
• − Insurance: −$235
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$1,367
• Taxable income: $12,362
• Est. tax owed @ 24.0%: −$2,967
• After-tax cash flow: $9,435/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: Phoenix-Talent SD 4
• NCES district ID: 4109630
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $38,625
• Composite: 19.24/100
• National rank: #8809
• State rank: #58 of 58 in OR

Livability — Medford

• Score: 76/100
• State rank: #78
• US rank: #3467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 159,661 people
• City population: 95,759
• Metro: Medford, OR
• Population (ZIP): 44,670
• Household income: $63,977
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1799.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Portuguese 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -428.31%
• Current HPI: 248.6495
• Rent YoY: ▲ 2.53%
• Metro: Medford, 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

+214.0% since first listed

9 events — show timeline

• 2026-06-11 Sold (MLS) $40,500 MLSCO
• 2026-05-26 Pending — MLSCO
• 2026-05-26 Sold (MLS) $40,500 MLSCO
• 2026-05-19 Pending — MLSCO
• 2026-05-08 Listed $47,000 MLSCO
• 2018-04-30 Sold (MLS) $45,000 MLSCO
• 2018-03-15 Listed $45,000 MLSCO
• 2011-02-15 Sold (MLS) $12,000 MLSCO
• 2011-01-06 Listed $12,900 MLSCO

Property tax history

+13.3%/yr

Latest (2022): $242 · +2.1% YoY. Source: county tax records.