2250 Snowgoose Dr Unit RV4E · Eagle Crest, OR 97756

$3,000

2 bd · 2.0 ba · 1,168 sqft · Timeshare · 660 Days on market

Built 1990 3,049 sqft lot $3/sqft · 81% below area $682/mo HOA · 35% of rent

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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

Enjoy the remarkable upriver view of the Deschutes River as it appears to flow directly towards the back deck of this well appointed home. This Eagle Crest 1/5th Deeded share (10 weeks) is on the Deschutes River canyon rim with unobstructed views of the river and easterly mountains and buttes. Beautifully furnished home has 2 bedrooms, 2 bathrooms, a great room and decks on the main level and upstairs off the primary suite. Enjoy all Eagle Crest amenities, miles of trails, pools, sport centers, tennis, pickleball, biking, 18 hole putting course and 3 golf courses! Bring your family and enjoy Central Oregon and all it has to offer. You can come to relax, try to do as many activities as you can fit in, and everything in between. Eagle Crest Resort has something for everyone. 1/5 Share (10 weeks)

Key facts

• Deschutes river view
• Mountain views
• 3,049 sq ft lot

Tags

• DESCHUTES RIVER VIEW
• EAGLE CREST AMENITIES
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $3k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Recommended offer: $3k (12.0% below list) — sets the bar for market timing.
• Cap rate 342.8% 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 $21 of loan paydown is wiped out by about $90 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 $840 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 660 days — a 12% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $2k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 660 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: 65.15% ✓
• Cap rate: 342.82%
• Cash-on-cash: 1201.89%
• DSCR: 54.48
• GRM: 0.1

CMA / ARV

• ARV (median comp): $15,803
• List price: $3,000
• Delta: -81.02%
• 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: 65.66×
• Total profit: $54,317
• Equity at exit: $447

10-year hold

• IRR: —
• Equity multiple: 145.41×
• Total profit: $121,303
• Equity at exit: $259

Cash invested: $840 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$16
• Tax est. 1.5%: −$4 /mo · $45/yr
• Insurance: −$1
• HOA: −$682
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $841

Break-even live

Break-even rent $890

Max offer price $3,000

Occupancy floor 52%

Sensitivity live

Price	-10% $843	-5% $842	+0% $841	+5% $840	+10% $839
Rent	-10% $687	-5% $764	+0% $841	+5% $919	+10% $996
Rate	-1.0pp $843	-0.5pp $842	base $841	+0.5pp $841	+1.0pp $840

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: $750
• Closing costs: $90
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $682 · $8,184/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $3,000 Active 660 DOM
2. 2026-06-17
   days on market $3,000 Active 659 DOM
3. 2026-06-16
   days on market $3,000 Active 658 DOM
4. 2026-06-15
   days on market $3,000 Active 657 DOM
5. 2026-06-14
   days on market $3,000 Active 655 DOM
6. 2026-06-13
   days on market $3,000 Active 654 DOM
7. 2026-06-10
   days on market $3,000 Active 652 DOM
8. 2026-06-09
   days on market $3,000 Active 651 DOM
9. 2026-06-08
   days on market $3,000 Active 650 DOM
10. 2026-06-07
    days on market $3,000 Active 649 DOM
11. 2026-06-02
    days on market $3,000 Active 644 DOM
12. 2026-06-01
    days on market $3,000 Active 643 DOM
13. 2026-05-31
    days on market $3,000 Active 642 DOM
14. 2026-05-30
    days on market $3,000 Active 641 DOM
15. 2025-07-30
    price $3,000 804-char remark

    Show marketing remark (804 chars)

    Enjoy the remarkable upriver view of the Deschutes River as it appears to flow directly towards the back deck of this well appointed home. This Eagle Crest 1/5th Deeded share (10 weeks) is on the Deschutes River canyon rim with unobstructed views of the river and easterly mountains and buttes. Beautifully furnished home has 2 bedrooms, 2 bathrooms, a great room and decks on the main level and upstairs off the primary suite. Enjoy all Eagle Crest amenities, miles of trails, pools, sport centers, tennis, pickleball, biking, 18 hole putting course and 3 golf courses! Bring your family and enjoy Central Oregon and all it has to offer. You can come to relax, try to do as many activities as you can fit in, and everything in between. Eagle Crest Resort has something for everyone. 1/5 Share (10 weeks)

16. 2024-08-27
    listed $5,000 Active 804-char remark

    Show marketing remark (804 chars)

    Enjoy the remarkable upriver view of the Deschutes River as it appears to flow directly towards the back deck of this well appointed home. This Eagle Crest 1/5th Deeded share (10 weeks) is on the Deschutes River canyon rim with unobstructed views of the river and easterly mountains and buttes. Beautifully furnished home has 2 bedrooms, 2 bathrooms, a great room and decks on the main level and upstairs off the primary suite. Enjoy all Eagle Crest amenities, miles of trails, pools, sport centers, tennis, pickleball, biking, 18 hole putting course and 3 golf courses! Bring your family and enjoy Central Oregon and all it has to offer. You can come to relax, try to do as many activities as you can fit in, and everything in between. Eagle Crest Resort has something for everyone. 1/5 Share (10 weeks)

17. 2024-06-29
    historical
18. 2023-11-16
    price $12,000
19. 2023-06-20
    listed $16,500 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: −$168
• − Property taxes: −$45
• − Insurance: −$15
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$8,184
• − Depreciation: −$87
• Taxable income: $11,202
• Est. tax owed @ 24.0%: −$2,688
• After-tax cash flow: $7,407/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

-81.8% since first listed

5 events — show timeline

• 2025-07-30 Price Changed $3,000 MLSCO
• 2024-08-27 Listed $5,000 MLSCO
• 2024-06-29 Listing Removed — MLSCO
• 2023-11-16 Price Changed $12,000 MLSCO
• 2023-06-20 Listed $16,500 MLSCO