6175 SW Mcvey Ave #1 · Eagle Crest, OR 97756

$55,000

2 bd · 1.0 ba · 840 sqft · Land public records · 16 Days on market

Built 1977 $65/sqft · 12% above area Est $49k · 12% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location in a quiet, private rural setting! This updated 2-bedroom, 1-bath home (840 sq ft) features new appliances, fresh exterior & interior paint, new flooring throughout, and upgraded bathrooms. Enjoy the covered front porch, perfect for relaxing and taking in the peaceful surroundings. The property also includes a storage shed for additional space. Space rent is $950/month and includes landscape maintenance, water, garbage, and sewer.

Key facts

• Built 1977
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.2% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($54k) 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.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
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: 3.16% ✓
• Cap rate: 29.23%
• Cash-on-cash: 81.91%
• DSCR: 4.64
• GRM: 2.6

CMA / ARV

• ARV (median comp): $49,000
• List price: $55,000
• Delta: 12.24%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 82.6%
• Equity multiple: 4.81×
• Total profit: $58,708
• Equity at exit: $8,201

10-year hold

• IRR: 86.0%
• Equity multiple: 10.10×
• Total profit: $140,115
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$10 /mo · $117/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $1,051

Break-even live

Break-even rent $406

Max offer price $55,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,082	-5% $1,067	+0% $1,051	+5% $1,036	+10% $954
Rent	-10% $914	-5% $983	+0% $1,051	+5% $1,120	+10% $1,188
Rate	-1.0pp $1,079	-0.5pp $1,065	base $1,051	+0.5pp $1,037	+1.0pp $1,022

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Great location in a quiet, private rural setting! This updated 2-bedroom, 1-bath home (840 sq ft) features new appliances, fresh exterior & interior paint, new flooring throughout, and upgraded bathrooms. Enjoy the covered front porch, perfect for relaxing and taking in the peaceful surroundings. The property also includes a storage shed for additional space. Space rent is $950/month and includes landscape maintenance, water, garbage, and sewer.

2. 2026-04-29
   status Active 455-char remark

   Show marketing remark (455 chars)

   Great location in a quiet, private rural setting! This updated 2-bedroom, 1-bath home (840 sq ft) features new appliances, fresh exterior & interior paint, new flooring throughout, and upgraded bathrooms. Enjoy the covered front porch, perfect for relaxing and taking in the peaceful surroundings. The property also includes a storage shed for additional space. Space rent is $950/month and includes landscape maintenance, water, garbage, and sewer.

3. 2026-04-17
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Great location in a quiet, private rural setting! This updated 2-bedroom, 1-bath home (840 sq ft) features new appliances, fresh exterior & interior paint, new flooring throughout, and upgraded bathrooms. Enjoy the covered front porch, perfect for relaxing and taking in the peaceful surroundings. The property also includes a storage shed for additional space. Space rent is $950/month and includes landscape maintenance, water, garbage, and sewer.

4. 2026-04-17
   listed $55,000 Active 455-char remark

   Show marketing remark (455 chars)

   Great location in a quiet, private rural setting! This updated 2-bedroom, 1-bath home (840 sq ft) features new appliances, fresh exterior & interior paint, new flooring throughout, and upgraded bathrooms. Enjoy the covered front porch, perfect for relaxing and taking in the peaceful surroundings. The property also includes a storage shed for additional space. Space rent is $950/month and includes landscape maintenance, water, garbage, and sewer.

ⓘ 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: $117 · $10/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$417/yr (+$35/mo · 357.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,843
• − Mortgage interest: −$3,081
• − Property taxes: −$117
• − Insurance: −$275
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$1,600
• Taxable income: $12,436
• Est. tax owed @ 24.0%: −$2,985
• After-tax cash flow: $9,629/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

• 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

4 events — show timeline

• 2026-05-15 Pending — MLSCO
• 2026-04-29 Relisted — MLSCO
• 2026-04-17 Pending — MLSCO
• 2026-04-17 Listed $55,000 MLSCO

Property tax history

+3.3%/yr

Latest (2020): $117 · +4.4% YoY. Source: county tax records.