321 Clay St Spc 3 · Ashland, OR 97520

$79,000

2 bd · 1.0 ba · 720 sqft · Land public records · 182 Days on market

Built 1972 $110/sqft · 231% above area ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Wingspread, a beautiful, family-friendly park in Ashland with no age restrictions, low space rent and gorgeous ponds. This charming 2-bedroom, 1-bath home is perfect for anyone wanting to enjoy Ashland living while being close to downtown, Southern Oregon University, and California. The home features new carpet and new flooring in the kitchen and bathroom, along with a new range/oven and toilet. A washer and dryer are included, making this home truly move-in ready. Outside, you'll find two storage sheds plus a stick-built workshop, ideal for hobbies or additional storage. Nicely landscaped with low maintenance yard with irrigation and fenced which offers privacy for relaxing and is perfect for a small dog. Low space rent includes water and sewer for added value. Affordable, well-located, and well-maintained—this is a great opportunity to own in Ashland.

Key facts

• New carpet
• New flooring
• New range oven

Tags

• NEW CARPET
• NEW FLOORING
• NEW RANGE OVEN
• NEW TOILET
• WASHER AND DRYER INCLUDED
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $79k.

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 $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 2.1% in Ashland — 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 83/100 on livability (#42 in OR, #1,019 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Ashland SD 5 (suburban): math 59% / reading 73% proficiency, ranked #5 of 183 in OR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 365 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).
• This rent runs 34% of the median local income ($68k/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 $546 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 + 1.7% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.40% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.62%
• DSCR: 3.47
• GRM: 3.5

CMA / ARV

• ARV (median comp): $23,894
• List price: $79,000
• Delta: 230.63%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 3.26×
• Total profit: $50,013
• Equity at exit: $11,779

10-year hold

• IRR: 57.3%
• Equity multiple: 6.32×
• Total profit: $117,697
• Equity at exit: $6,830

Cash invested: $22,120 (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 97520

• Rents YoY: 1.7%
• Active inventory: 365
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$414
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,025

Break-even live

Break-even rent $601

Max offer price $79,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,070	-5% $1,048	+0% $1,025	+5% $1,003	+10% $981
Rent	-10% $875	-5% $950	+0% $1,025	+5% $1,100	+10% $1,175
Rate	-1.0pp $1,065	-0.5pp $1,045	base $1,025	+0.5pp $1,005	+1.0pp $984

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2080 Siskiyou Blvd Ashland, OR	1.0	1.0	650	$1,200	$1.85	44d	1	0.66mi
375 Wightman St Unit 3 Ashland, OR	1.0	1.0	500	$1,100	$2.20	44d	1	0.78mi
1354 Quincy St Ashland, OR	1.0	1.0	528	$1,200	$2.27	21d	1	0.82mi
1260 Quincy St Ashland, OR	1.0	1.0	515	$2,125	$4.13	14d	1	0.91mi
1244 Quincy St Ashland, OR	1.0	1.0	515	$2,125	$4.13	14d	1	0.93mi
188 Garfield St Ashland, OR	1.0	1.0	515	$2,125	$4.13	14d	1	0.94mi
184 Garfield St Unit 201 Ashland, OR	1.0	1.0	500	$1,900	$3.80	44d	1	0.94mi
184 Garfield St Unit 103 Ashland, OR	1.0	1.0	500	$1,875	$3.75	44d	1	0.94mi
168 Garfield St Unit 201 Ashland, OR	1.0	1.0	500	$2,075	$4.15	44d	1	0.94mi
168 Garfield St Unit 204 Ashland, OR	1.0	1.0	500	$2,000	$4.00	44d	1	0.94mi
168 Garfield St Unit 101 Ashland, OR	1.0	1.0	500	$1,975	$3.95	44d	1	0.94mi
168 Garfield St Unit 203 Ashland, OR	1.0	1.0	500	$1,900	$3.80	44d	1	0.94mi
168 Garfield St Unit 103 Ashland, OR	1.0	1.0	500	$1,750	$3.50	44d	1	0.94mi
180 Garfield St Ashland, OR	1.0	1.0	515	$2,125	$4.13	14d	1	0.95mi
174 Garfield St Ashland, OR	1.0	1.0	515	$2,125	$4.13	14d	1	0.96mi

Listing history 23 events

1. 2026-06-19
   days on market $79,000 Active 182 DOM
2. 2026-06-18
   days on market $79,000 Active 181 DOM
3. 2026-06-17
   days on market $79,000 Active 180 DOM
4. 2026-06-16
   days on market $79,000 Active 179 DOM
5. 2026-06-15
   days on market $79,000 Active 178 DOM
6. 2026-06-14
   days on market $79,000 Active 176 DOM
7. 2026-06-13
   days on market $79,000 Active 175 DOM
8. 2026-06-10
   days on market $79,000 Active 173 DOM
9. 2026-06-09
   days on market $79,000 Active 172 DOM
10. 2026-06-08
    days on market $79,000 Active 171 DOM
11. 2026-06-07
    days on market $79,000 Active 170 DOM
12. 2026-06-05
    days on market $79,000 Active 167 DOM
13. 2026-06-03
    days on market $79,000 Active 166 DOM
14. 2026-06-02
    days on market $79,000 Active 165 DOM
15. 2026-06-01
    days on market $79,000 Active 164 DOM
16. 2026-05-31
    days on market $79,000 Active 163 DOM
17. 2026-05-30
    days on market $79,000 Active 162 DOM
18. 2026-04-03
    price $79,000 882-char remark

    Show marketing remark (882 chars)

    Welcome to Wingspread, a beautiful, family-friendly park in Ashland with no age restrictions, low space rent and gorgeous ponds. This charming 2-bedroom, 1-bath home is perfect for anyone wanting to enjoy Ashland living while being close to downtown, Southern Oregon University, and California. The home features new carpet and new flooring in the kitchen and bathroom, along with a new range/oven and toilet. A washer and dryer are included, making this home truly move-in ready. Outside, you'll find two storage sheds plus a stick-built workshop, ideal for hobbies or additional storage. Nicely landscaped with low maintenance yard with irrigation and fenced which offers privacy for relaxing and is perfect for a small dog. Low space rent includes water and sewer for added value. Affordable, well-located, and well-maintained—this is a great opportunity to own in Ashland.

19. 2026-02-23
    price $89,900 882-char remark

    Show marketing remark (882 chars)

    Welcome to Wingspread, a beautiful, family-friendly park in Ashland with no age restrictions, low space rent and gorgeous ponds. This charming 2-bedroom, 1-bath home is perfect for anyone wanting to enjoy Ashland living while being close to downtown, Southern Oregon University, and California. The home features new carpet and new flooring in the kitchen and bathroom, along with a new range/oven and toilet. A washer and dryer are included, making this home truly move-in ready. Outside, you'll find two storage sheds plus a stick-built workshop, ideal for hobbies or additional storage. Nicely landscaped with low maintenance yard with irrigation and fenced which offers privacy for relaxing and is perfect for a small dog. Low space rent includes water and sewer for added value. Affordable, well-located, and well-maintained—this is a great opportunity to own in Ashland.

20. 2025-12-19
    listed $95,000 Active 882-char remark

    Show marketing remark (882 chars)

    Welcome to Wingspread, a beautiful, family-friendly park in Ashland with no age restrictions, low space rent and gorgeous ponds. This charming 2-bedroom, 1-bath home is perfect for anyone wanting to enjoy Ashland living while being close to downtown, Southern Oregon University, and California. The home features new carpet and new flooring in the kitchen and bathroom, along with a new range/oven and toilet. A washer and dryer are included, making this home truly move-in ready. Outside, you'll find two storage sheds plus a stick-built workshop, ideal for hobbies or additional storage. Nicely landscaped with low maintenance yard with irrigation and fenced which offers privacy for relaxing and is perfect for a small dog. Low space rent includes water and sewer for added value. Affordable, well-located, and well-maintained—this is a great opportunity to own in Ashland.

21. 2021-08-08
    soldstatus $90,000 Closed 1040-char remark

    Show marketing remark (1040 chars)

    Cottage comfort at 321 Clay St #3. This 2 bedroom, 1 bath home is on a corner lot after you enter the all-ages park, so you have no close neighbors. The cozy covered front porch includes views of the mountains. The backyard is fenced with a convenient gate that takes you to the mailboxes across the street. There are 3 sheds; one with electricity that could be your art studio or home office. The skirting around the home is only 2 months old. An antenna on the roof means you get free local channels. The home is refreshing in its simplicity, an open floor plan with no wasted space. Brand new carpeting throughout the home & it has been freshly painted. The gas furnace & central A/C were replaced in 2015. The kitchen sports a new dishwasher, nice counters & cabinets & a gas stove! Both bedrooms have generous-sized closets. The bathroom has a great storage cabinet & stacked washer & dryer. With vinyl windows, pex plumbing & copper wiring this home is built for comfort & efficiency

22. 2021-06-22
    status Pending 1040-char remark

    Show marketing remark (1040 chars)

    Cottage comfort at 321 Clay St #3. This 2 bedroom, 1 bath home is on a corner lot after you enter the all-ages park, so you have no close neighbors. The cozy covered front porch includes views of the mountains. The backyard is fenced with a convenient gate that takes you to the mailboxes across the street. There are 3 sheds; one with electricity that could be your art studio or home office. The skirting around the home is only 2 months old. An antenna on the roof means you get free local channels. The home is refreshing in its simplicity, an open floor plan with no wasted space. Brand new carpeting throughout the home & it has been freshly painted. The gas furnace & central A/C were replaced in 2015. The kitchen sports a new dishwasher, nice counters & cabinets & a gas stove! Both bedrooms have generous-sized closets. The bathroom has a great storage cabinet & stacked washer & dryer. With vinyl windows, pex plumbing & copper wiring this home is built for comfort & efficiency

23. 2021-05-28
    listed $90,000 Active 1040-char remark

    Show marketing remark (1040 chars)

    Cottage comfort at 321 Clay St #3. This 2 bedroom, 1 bath home is on a corner lot after you enter the all-ages park, so you have no close neighbors. The cozy covered front porch includes views of the mountains. The backyard is fenced with a convenient gate that takes you to the mailboxes across the street. There are 3 sheds; one with electricity that could be your art studio or home office. The skirting around the home is only 2 months old. An antenna on the roof means you get free local channels. The home is refreshing in its simplicity, an open floor plan with no wasted space. Brand new carpeting throughout the home & it has been freshly painted. The gas furnace & central A/C were replaced in 2015. The kitchen sports a new dishwasher, nice counters & cabinets & a gas stove! Both bedrooms have generous-sized closets. The bathroom has a great storage cabinet & stacked washer & dryer. With vinyl windows, pex plumbing & copper wiring this home is built for comfort & efficiency

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$431/yr (+$36/mo · 128.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,791
• − Mortgage interest: −$4,425
• − Property taxes: −$335
• − Insurance: −$395
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$2,298
• Taxable income: $11,691
• Est. tax owed @ 24.0%: −$2,806
• After-tax cash flow: $9,497/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: Ashland SD 5
• NCES district ID: 4101560
• Math proficiency: 59% ▼ -2.00%
• Reading proficiency: 73% ▬ 0.00%
• Median HH income: $45,917
• Composite: 57.0/100
• National rank: #2358
• State rank: #5 of 183 in OR

Livability — Ashland

• Score: 83/100
• State rank: #42
• US rank: #1019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, OR
• County: Jackson County · 159,661 people
• City population: 26,512
• Metro: Medford, OR
• Population (ZIP): 26,512
• Household income: $67,948
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1727.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, Guatemala
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% German/W. Germanic 1%

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: ▼ -555.69%
• Current HPI: 231.9587
• Rent YoY: ▲ 1.69%
• 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

-12.2% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $79,000 MLSCO
• 2026-02-23 Price Changed $89,900 MLSCO
• 2025-12-19 Listed $95,000 MLSCO
• 2021-08-08 Sold (MLS) $90,000 MLSCO
• 2021-06-22 Pending — MLSCO
• 2021-05-28 Listed $90,000 MLSCO

Property tax history

+2.8%/yr

Latest (2022): $335 · +3.4% YoY. Source: county tax records.