633 E Archwood Dr Unit 43 · Eagle Point, OR 97524

$67,900

3 bd · 1.0 ba · 1,080 sqft · Land public records · 97 Days on market

Built 1997 $63/sqft · 14% below area Est $79k · 14% 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 +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and freshly updated home in the desirable Butte Crest community in Eagle Point. This 3-bedroom, 2-bath home offers 1,080 sqft of comfortable living space with a bright, open feel. Recent updates include fresh interior paint and laminate flooring throughout, giving the home a clean, modern look. The split floor plan provides privacy, and each bedroom features a walk-in closet for generous storage. Vaulted ceilings enhance the spacious feel of the main living area. The primary suite offers a soaking tub and large walk-in closet. The kitchen is light and bright with ample cabinet space. Enjoy a nice-size fenced backyard, storage room, and covered carport for added convenience. Located close to town, parks, schools, and medical services. Family park and pets welcome.

Key facts

• Laminate flooring
• Walk-in closet
• Soaking tub

Tags

• FRESH INTERIOR PAINT
• LAMINATE FLOORING
• SPLIT FLOOR PLAN
• WALK-IN CLOSET
• VAULTED CEILINGS
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $68k.

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 $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 2.2% in Eagle Point — 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 (#75 in OR, #3,362 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety A; Watch: amenities F, commute F.
• Eagle Point SD 9 (suburban): math 26% / reading 45% proficiency, ranked #134 of 183 in OR (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 233 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $469 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $16k; list at $68k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe 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 $61,789 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.73% ✓
• Cap rate: 24.41%
• Cash-on-cash: 64.70%
• DSCR: 3.88
• GRM: 3.1

CMA / ARV

• ARV (median comp): $78,957
• List price: $67,900
• Delta: -14.00%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.8%
• Equity multiple: 3.86×
• Total profit: $54,293
• Equity at exit: $10,124

10-year hold

• IRR: 68.3%
• Equity multiple: 7.91×
• Total profit: $131,381
• Equity at exit: $5,871

Cash invested: $19,012 (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 97524

• Home prices YoY: -27.7%
• Active inventory: 233
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$356
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $1,025

Break-even live

Break-even rent $554

Max offer price $67,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,064	-5% $1,044	+0% $1,025	+5% $1,006	+10% $987
Rent	-10% $879	-5% $952	+0% $1,025	+5% $1,098	+10% $1,171
Rate	-1.0pp $1,059	-0.5pp $1,042	base $1,025	+0.5pp $1,007	+1.0pp $990

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476 Teakwood Dr Eagle Point, OR	3.0	2.0	1400	$2,000	$1.43	22d	1	0.28mi
118 N Shasta Ave Apt B Eagle Point, OR	3.0	2.0	1110	$1,695	$1.53	22d	1	0.52mi
173 N Royal Ave Eagle Point, OR	3.0	2.0	1400	$1,950	$1.39	14d	1	0.54mi
204 Fargo St Unit 204 Eagle Point, OR	2.0	1.0	744	$1,395	$1.88	14d	1	1.06mi
113 Little Butte Dr Eagle Point, OR	3.0	2.0	1336	$2,400	$1.80	14d	1	1.19mi
826 S Royal Ave Unit 828 Eagle Point, OR	2.0	1.0	780	$1,295	$1.66	45d	1	1.23mi

Listing history 24 events

1. 2026-06-21
   days on market $67,900 Active 97 DOM
2. 2026-06-19
   days on market $67,900 Active 95 DOM
3. 2026-06-18
   days on market $67,900 Active 94 DOM
4. 2026-06-17
   days on market $67,900 Active 93 DOM
5. 2026-06-16
   days on market $67,900 Active 92 DOM
6. 2026-06-15
   days on market $67,900 Active 91 DOM
7. 2026-06-14
   days on market $67,900 Active 89 DOM
8. 2026-06-13
   days on market $67,900 Active 88 DOM
9. 2026-06-10
   days on market $67,900 Active 86 DOM
10. 2026-06-09
    days on market $67,900 Active 85 DOM
11. 2026-06-08
    days on market $67,900 Active 84 DOM
12. 2026-06-07
    days on market $67,900 Active 83 DOM
13. 2026-06-05
    days on market $67,900 Active 80 DOM
14. 2026-06-03
    days on market $67,900 Active 79 DOM
15. 2026-06-02
    days on market $67,900 Active 78 DOM
16. 2026-06-01
    days on market $67,900 Active 77 DOM
17. 2026-05-31
    days on market $67,900 Active 76 DOM
18. 2026-05-30
    days on market $67,900 Active 75 DOM
19. 2026-04-10
    price $67,900 798-char remark

    Show marketing remark (798 chars)

    Welcome to this charming and freshly updated home in the desirable Butte Crest community in Eagle Point. This 3-bedroom, 2-bath home offers 1,080 sqft of comfortable living space with a bright, open feel. Recent updates include fresh interior paint and laminate flooring throughout, giving the home a clean, modern look. The split floor plan provides privacy, and each bedroom features a walk-in closet for generous storage. Vaulted ceilings enhance the spacious feel of the main living area. The primary suite offers a soaking tub and large walk-in closet. The kitchen is light and bright with ample cabinet space. Enjoy a nice-size fenced backyard, storage room, and covered carport for added convenience. Located close to town, parks, schools, and medical services. Family park and pets welcome.

20. 2026-03-16
    listed $69,900 Active 798-char remark

    Show marketing remark (798 chars)

    Welcome to this charming and freshly updated home in the desirable Butte Crest community in Eagle Point. This 3-bedroom, 2-bath home offers 1,080 sqft of comfortable living space with a bright, open feel. Recent updates include fresh interior paint and laminate flooring throughout, giving the home a clean, modern look. The split floor plan provides privacy, and each bedroom features a walk-in closet for generous storage. Vaulted ceilings enhance the spacious feel of the main living area. The primary suite offers a soaking tub and large walk-in closet. The kitchen is light and bright with ample cabinet space. Enjoy a nice-size fenced backyard, storage room, and covered carport for added convenience. Located close to town, parks, schools, and medical services. Family park and pets welcome.

21. 2011-02-02
    soldstatus $16,500 322-char remark

    Show marketing remark (322 chars)

    This home is a Bank Repo. It has new carpet, new paint throughout, split floor plan with vaulted ceilings, 2 front entrances, large fenced back yard with storage shed. Owner carry OAC with as little as 5% down. Seller will consider all credit situations. Home can be moved out of park onto your own land at buyers expense.

22. 2010-05-03
    listed $21,900 322-char remark

    Show marketing remark (322 chars)

    This home is a Bank Repo. It has new carpet, new paint throughout, split floor plan with vaulted ceilings, 2 front entrances, large fenced back yard with storage shed. Owner carry OAC with as little as 5% down. Seller will consider all credit situations. Home can be moved out of park onto your own land at buyers expense.

23. 2010-01-12
    historical
24. 2009-05-13
    listed $34,900

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$15/yr (+$1/mo · 2.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,223
• − Mortgage interest: −$3,803
• − Property taxes: −$643
• − Insurance: −$340
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$1,975
• Taxable income: $11,906
• Est. tax owed @ 24.0%: −$2,857
• After-tax cash flow: $9,443/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: Eagle Point SD 9
• NCES district ID: 4104500
• Math proficiency: 26% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $47,834
• Composite: 33.13/100
• National rank: #10630
• State rank: #134 of 183 in OR

Livability — Eagle Point

• Score: 76/100
• State rank: #75
• US rank: #3362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Point, OR
• Population (ZIP): 15,072

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% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -116.82%
• Current HPI: 304.579
• Rent YoY: —
• Metro: —
• 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

+94.6% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $67,900 MLSCO
• 2026-03-16 Listed $69,900 MLSCO
• 2011-02-02 Sold (MLS) $16,500 MLSCO
• 2010-05-03 Listed $21,900 MLSCO
• 2010-01-12 Listing Removed — MLSCO
• 2009-05-13 Listed $34,900 MLSCO

Property tax history

+12.7%/yr

Latest (2022): $643 · +64.6% YoY. Source: county tax records.