1936 Redtail Hawk Dr Unit RV39A · Eagle Crest, OR 97756

$4,900

3 bd · 2.0 ba · 1,405 sqft · Timeshare · 48 Days on market

Built 1993 9,583 sqft lot $3/sqft · 62% below area $399/mo HOA · 17% of rent ↓ 15% since listing

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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

Enjoy the sound of the Deschutes River and peak a boo view of it while relaxing in the fabulous hot tub. This fractional in Eagle Crest provides a private and quiet location. The home includes all furnishings. This comes with its own private locked storage. Eagle Crest Resort and nearby attractions provide something for everyone from outdoor enthusiasts to those looking for quiet and relaxation. Eagle Crest has 3 golf courses, miles of walking, biking and hiking trails, three sports centers and an 18-hole putting course, and restaurants. This is a 1/10 ownership. 5 weeks a year.

Key facts

• Deschutes river view
• Eagle crest resort
• Golf courses

Tags

• DESCHUTES RIVER VIEW
• PRIVATE LOCKED STORAGE
• EAGLE CREST RESORT
• GOLF COURSES
• WALKING BIKING HIKING TRAILS
• SPORTS CENTERS

Property features AI

Finance

• Other: Community features include access to public lands and on-site trails
• Financial info: Property is not currently rented; CCRs apply
• HOA & community: Homeowners association with quarterly fee; Association amenities include clubhouse, fitness center, pool, park, playground, sport court, tennis and pickleball courts, trails, golf course access, restaurant, landscaping, trash, sewer, water, snow removal, Firewise certification

Exterior

• Parking: Asphalt surfaces; Assigned parking; No garage; Additional storage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: High-speed internet available; Public utilities; Cable connected; Phone connected; Propane available; Water: backflow domestic, backflow irrigation, other; Sewer: holding tank, other
• Home design: Residential tenancy-in-common; Two levels; End unit with one common wall; Built in 1993; Stemwall foundation; Composition roof; Frame construction
• Construction: Frame construction; Composition roof; Stemwall foundation; Built in 1993
• Exterior features: Spa / hot tub; Landscaped yard; Sprinkler timers and front sprinklers; Paved road access; Storage structure

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Kitchen island; Granite and tile counters; Breakfast bar; Open eating area
• Bedrooms: 3 bedrooms (includes primary bedroom)
• Flooring: Carpet; Stone; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (provides heating and cooling); Electric heating; Forced air; Central air
• Interior features: Breakfast bar; Built-in features; Ceiling fan(s); Double vanity; Enclosed toilet(s); Granite counters; Kitchen island; Linen closet; Open floorplan; Shower/tub combo; Tile counters; Tile shower; Vaulted ceiling(s); Walk-in closet(s); Propane fireplace in great room
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath timeshare listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Recommended offer: $5k (3.0% below list) — sets the bar for market timing.
• Cap rate 351.7% 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-, amenities F, commute 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.
• Zoned schools: Tumalo Community School (math 44% / reading 64%, grade C, #79 of 412 statewide, top 21%, 265 students, 38% FRL); Obsidian Middle School (math 20% / reading 39%, grade F, #86 of 128 statewide, top 72%, 591 students, 48% FRL); Ridgeview High School (math 30% / reading 50%, grade F, #69 of 143 statewide, top 54%, 870 students, 36% FRL).
• 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).
• This rent runs 32% of the median local income ($87k/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 $34 of loan paydown is wiped out by about $147 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $4,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
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: 47.62% ✓
• Cap rate: 351.74%
• Cash-on-cash: 1233.75%
• DSCR: 55.89
• GRM: 0.2

CMA / ARV

• ARV (median comp): $12,782
• List price: $4,900
• Delta: -61.66%
• 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: 66.78×
• Total profit: $90,247
• Equity at exit: $731

10-year hold

• IRR: —
• Equity multiple: 146.20×
• Total profit: $199,211
• Equity at exit: $424

Cash invested: $1,372 (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: $2,333 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $74/yr
• Insurance: −$2
• HOA: −$399
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,411

Break-even live

Break-even rent $548

Max offer price $4,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,414	-5% $1,412	+0% $1,411	+5% $1,409	+10% $1,407
Rent	-10% $1,226	-5% $1,318	+0% $1,411	+5% $1,503	+10% $1,595
Rate	-1.0pp $1,413	-0.5pp $1,412	base $1,411	+0.5pp $1,409	+1.0pp $1,408

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: $1,225
• Closing costs: $147
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $399 · $4,788/yr

Listing history 18 events

1. 2026-06-18
   days on market $4,900 Active 48 DOM
2. 2026-06-17
   days on market $4,900 Active 47 DOM
3. 2026-06-16
   days on market $4,900 Active 46 DOM
4. 2026-06-15
   days on market $4,900 Active 45 DOM
5. 2026-06-14
   days on market $4,900 Active 43 DOM
6. 2026-06-13
   days on market $4,900 Active 42 DOM
7. 2026-06-10
   days on market $4,900 Active 40 DOM
8. 2026-06-09
   days on market $4,900 Active 39 DOM
9. 2026-06-08
   days on market $4,900 Active 38 DOM
10. 2026-06-07
    days on market $4,900 Active 37 DOM
11. 2026-06-02
    days on market $4,900 Active 32 DOM
12. 2026-06-01
    days on market $4,900 Active 31 DOM
13. 2026-05-31
    days on market $4,900 Active 30 DOM
14. 2026-05-30
    days on market $4,900 Active 29 DOM
15. 2026-05-01
    listed $4,900 Active 585-char remark
16. 2026-02-02
    historical
17. 2025-06-04
    price $5,250
18. 2025-02-01
    listed $5,750 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: $28,002
• − Mortgage interest: −$274
• − Property taxes: −$74
• − Insurance: −$24
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$4,788
• − Depreciation: −$143
• Taxable income: $18,218
• Est. tax owed @ 24.0%: −$4,372
• After-tax cash flow: $12,555/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

-14.8% since first listed

4 events — show timeline

• 2026-05-01 Listed $4,900 MLSCO
• 2026-02-02 Listing Removed — MLSCO
• 2025-06-04 Price Changed $5,250 MLSCO
• 2025-02-01 Listed $5,750 MLSCO