122 Parkdale Cir · Grants Pass, OR 97527

$79,500

2 bd · 1.0 ba · 864 sqft · Manufactured public records · 77 Days on market

Built 1976 $92/sqft · 20% above area Est $67k · 18% 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
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This country modern style home has been renovated from the roof to the floor in 2023 by Hawkeye Construction. It is a very open floor plan. The kitchen has a built in microwave, range and oven. All custom cabinets and drawers, breakfast bar, and a custom built island for seating and extra storage space. It is all electric. Refrigerator is negotiable. The large master bedroom has a walk-in closet. Enter through the custom front French doors . It is well insulated with central air and heat. The wraparound covered deck is sure to be a pleasure to entertain, sit and relax and enjoy time in the back yard. There is a newly built carport with a shed for storage. A First American home warranty value plan @ $475 is paid buy seller at closing. Water, trash, sewer include. Seller is motivated. Open House is 4/11/26 @ 12 PM

Key facts

• Custom built island
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• CUSTOM CABINETS AND DRAWERS
• BREAKFAST BAR
• CUSTOM BUILT ISLAND
• WALK-IN CLOSET
• CUSTOM FRONT FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.2% in Grants Pass — 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 70/100 on livability (#137 in OR) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, housing A-; Watch: schools D, employment D, crime F.
• Grants Pass SD 7 (urban): math 39% / reading 56% proficiency, ranked #66 of 183 in OR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 185 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 223 units permitted in Josephine County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Josephine County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 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 $29k; list at $80k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.71% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.21%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

• ARV (median comp): $67,293
• List price: $79,500
• Delta: 18.14%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1928 Parkdale Dr	0.08mi	2/1.0	864 (0%)	7mo	$69,000	$80	90

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.05% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.13×
• Total profit: $25,211
• Equity at exit: $11,854

10-year hold

• IRR: 34.8%
• Equity multiple: 4.20×
• Total profit: $71,129
• Equity at exit: $6,874

Cash invested: $22,260 (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 97527

• Rents YoY: 3.0%
• Active inventory: 185
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$417
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $597

Break-even live

Break-even rent $602

Max offer price $79,500

Occupancy floor 51%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 SE 9th St Grants Pass, OR	2.0	1.0	1000	$1,395	$1.40	44d	1	0.93mi
1120 SW 5th St Unit B Grants Pass, OR	2.0	1.5	1000	$1,050	$1.05	44d	1	1.03mi
310 SW 4th St Unit 314 Grants Pass, OR	2.0	1.0	884	$1,150	$1.30	44d	1	1.33mi
855 NE Victoria St Grants Pass, OR	1.0	1.0	600	$1,150	$1.92	44d	1	1.39mi
1826 NE Fairview Ave Apt B Grants Pass, OR	2.0	2.0	896	$1,450	$1.62	44d	1	1.45mi
508 NE Anderson St Unit 508C Grants Pass, OR	2.0	1.0	700	$1,350	$1.93	44d	1	1.47mi

Listing history 34 events

1. 2026-06-19
   days on market $79,500 Active 77 DOM
2. 2026-06-18
   days on market $79,500 Active 76 DOM
3. 2026-06-17
   days on market $79,500 Active 75 DOM
4. 2026-06-16
   days on market $79,500 Active 74 DOM
5. 2026-06-15
   days on market $79,500 Active 73 DOM
6. 2026-06-14
   days on market $79,500 Active 71 DOM
7. 2026-06-13
   days on market $79,500 Active 70 DOM
8. 2026-06-10
   days on market $79,500 Active 68 DOM
9. 2026-06-09
   days on market $79,500 Active 67 DOM
10. 2026-06-08
    days on market $79,500 Active 66 DOM
11. 2026-06-07
    days on market $79,500 Active 65 DOM
12. 2026-06-05
    days on market $79,500 Active 62 DOM
13. 2026-06-03
    days on market $79,500 Active 61 DOM
14. 2026-06-02
    days on market $79,500 Active 60 DOM
15. 2026-06-01
    days on market $79,500 Active 59 DOM
16. 2026-05-31
    days on market $79,500 Active 58 DOM
17. 2026-05-30
    days on market $79,500 Active 57 DOM
18. 2026-05-13
    price $79,500 824-char remark

    Show marketing remark (824 chars)

    This country modern style home has been renovated from the roof to the floor in 2023 by Hawkeye Construction. It is a very open floor plan. The kitchen has a built in microwave, range and oven. All custom cabinets and drawers, breakfast bar, and a custom built island for seating and extra storage space. It is all electric. Refrigerator is negotiable. The large master bedroom has a walk-in closet. Enter through the custom front French doors . It is well insulated with central air and heat. The wraparound covered deck is sure to be a pleasure to entertain, sit and relax and enjoy time in the back yard. There is a newly built carport with a shed for storage. A First American home warranty value plan @ $475 is paid buy seller at closing. Water, trash, sewer include. Seller is motivated. Open House is 4/11/26 @ 12 PM

19. 2026-05-02
    price $79,500 899-char remark

    Show marketing remark (899 chars)

    A stunningly remodeled home done in 2023 by Hawkeye Construction and Interior decorated Country Modern Style. Its open floor plan invites a comfortable feel. As you enter through the custom front French doors with the blinds built inside the windows where the kitchen has a built in microwave, range and oven. All custom made cabinets and drawers, breakfast bar, and a custom built island with seating. The large master bedroom has a walk-in closet. this house is well insulated which helps keep central air and heating cost low. The wraparound covered deck is sure to be a pleasure to entertain, sit and relax and enjoy time in the large back yard. There is a newly built carport with a shed for storage. A First American home warranty value plan @ $475 is paid buy seller at closing. Water, trash, and sewer included in lot rent. Seller is motivated. Come to Open House 5-16-26 Saturday @ 1 -3 PM.

20. 2026-04-03
    listed $83,500 Active 824-char remark

    Show marketing remark (824 chars)

    This country modern style home has been renovated from the roof to the floor in 2023 by Hawkeye Construction. It is a very open floor plan. The kitchen has a built in microwave, range and oven. All custom cabinets and drawers, breakfast bar, and a custom built island for seating and extra storage space. It is all electric. Refrigerator is negotiable. The large master bedroom has a walk-in closet. Enter through the custom front French doors . It is well insulated with central air and heat. The wraparound covered deck is sure to be a pleasure to entertain, sit and relax and enjoy time in the back yard. There is a newly built carport with a shed for storage. A First American home warranty value plan @ $475 is paid buy seller at closing. Water, trash, sewer include. Seller is motivated. Open House is 4/11/26 @ 12 PM

21. 2026-03-03
    price $83,500 899-char remark

    Show marketing remark (899 chars)

    A stunningly remodeled home done in 2023 by Hawkeye Construction and Interior decorated Country Modern Style. Its open floor plan invites a comfortable feel. As you enter through the custom front French doors with the blinds built inside the windows where the kitchen has a built in microwave, range and oven. All custom made cabinets and drawers, breakfast bar, and a custom built island with seating. The large master bedroom has a walk-in closet. this house is well insulated which helps keep central air and heating cost low. The wraparound covered deck is sure to be a pleasure to entertain, sit and relax and enjoy time in the large back yard. There is a newly built carport with a shed for storage. A First American home warranty value plan @ $475 is paid buy seller at closing. Water, trash, and sewer included in lot rent. Seller is motivated. Come to Open House 5-16-26 Saturday @ 1 -3 PM.

22. 2026-02-02
    price $87,000 899-char remark

    Show marketing remark (899 chars)

    A stunningly remodeled home done in 2023 by Hawkeye Construction and Interior decorated Country Modern Style. Its open floor plan invites a comfortable feel. As you enter through the custom front French doors with the blinds built inside the windows where the kitchen has a built in microwave, range and oven. All custom made cabinets and drawers, breakfast bar, and a custom built island with seating. The large master bedroom has a walk-in closet. this house is well insulated which helps keep central air and heating cost low. The wraparound covered deck is sure to be a pleasure to entertain, sit and relax and enjoy time in the large back yard. There is a newly built carport with a shed for storage. A First American home warranty value plan @ $475 is paid buy seller at closing. Water, trash, and sewer included in lot rent. Seller is motivated. Come to Open House 5-16-26 Saturday @ 1 -3 PM.

23. 2025-11-24
    listed $89,000 Active 899-char remark

    Show marketing remark (899 chars)

    A stunningly remodeled home done in 2023 by Hawkeye Construction and Interior decorated Country Modern Style. Its open floor plan invites a comfortable feel. As you enter through the custom front French doors with the blinds built inside the windows where the kitchen has a built in microwave, range and oven. All custom made cabinets and drawers, breakfast bar, and a custom built island with seating. The large master bedroom has a walk-in closet. this house is well insulated which helps keep central air and heating cost low. The wraparound covered deck is sure to be a pleasure to entertain, sit and relax and enjoy time in the large back yard. There is a newly built carport with a shed for storage. A First American home warranty value plan @ $475 is paid buy seller at closing. Water, trash, and sewer included in lot rent. Seller is motivated. Come to Open House 5-16-26 Saturday @ 1 -3 PM.

24. 2025-11-14
    historical
25. 2025-09-03
    price $86,997
26. 2025-06-26
    price $89,997
27. 2025-05-30
    price $99,789
28. 2025-04-23
    price $119,999
29. 2025-03-14
    listed $131,000 Active
30. 2019-12-23
    soldstatus $28,900
31. 2019-11-05
    listed $31,900
32. 2010-07-23
    soldstatus $4,500
33. 2009-12-10
    listed $10,000
34. 1996-02-01
    soldstatus $23,800

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $771 · $64/mo
• Expected delta: +$466/yr (+$39/mo · 152.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,297
• − Mortgage interest: −$4,453
• − Property taxes: −$305
• − Insurance: −$398
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,313
• Taxable income: $6,221
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,676/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: Grants Pass SD 7
• NCES district ID: 4105910
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,433
• Composite: 41.5/100
• National rank: #7281
• State rank: #66 of 183 in OR

Livability — Grants Pass

• Score: 70/100
• State rank: #137
• US rank: #7900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grants Pass, OR
• County: Josephine County · 73,366 people
• City population: 73,366
• Metro: Grants Pass, OR
• Population (ZIP): 37,330
• Household income: $66,975
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1018.0

Population outlook (Josephine County) Hauer SSP2

• Today (2025): 87,883 people
• By 2030: 89,055 · +1.3%
• By 2040: 90,396 · +2.9%
• By 2050: 90,801 · +3.3%
• By 2075: 89,880 · +2.3%
• By 2100: 81,252 · -7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Josephine

• 2024 margin: Strong R (+29.1) · D 34.2% · R 63.3% · Other 2.5%
• 2008→2024 swing: -15.8pp toward R · 2008: -13.2pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+25.8 2016: R+31.4 2012: R+21.9 2008: R+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.09%
• Current HPI: 318.0477
• Rent YoY: ▲ 3.05%
• Metro: Grants Pass, 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

+234.0% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $79,500 RMLS
• 2026-05-02 Price Changed $79,500 MLSCO
• 2026-04-03 Listed $83,500 RMLS
• 2026-03-03 Price Changed $83,500 MLSCO
• 2026-02-02 Price Changed $87,000 MLSCO
• 2025-11-24 Listed $89,000 MLSCO
• 2025-11-14 Listing Removed — MLSCO
• 2025-09-03 Price Changed $86,997 MLSCO
• 2025-06-26 Price Changed $89,997 MLSCO
• 2025-05-30 Price Changed $99,789 MLSCO
• 2025-04-23 Price Changed $119,999 MLSCO
• 2025-03-14 Listed $131,000 MLSCO
• 2019-12-23 Sold (MLS) $28,900 MLSCO
• 2019-11-05 Listed $31,900 MLSCO
• 2010-07-23 Sold (MLS) $4,500 RMLS
• 2009-12-10 Listed $10,000 RMLS
• 1996-02-01 Sold (Public Records) $23,800 Public Records

Property tax history

+6.2%/yr

Latest (2025): $305 · +6.0% YoY. Source: county tax records.