2700 Falcon St Spc 38 · White City, OR 97503

$98,000

3 bd · 1.0 ba · 868 sqft · Land public records · 251 Days on market

Built 1978 $113/sqft · 104% above area ↓ 30% 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
• Livability +3.4/5.0
• 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

OWNER CARRY OPTION WITH 50% DOWN! Amazing value with a like-new feel! Completely rebuilt from top to bottom in 2023, this beautifully refreshed 3-bedroom, 1.5-bath home with a bonus flex room offers the comfort and style of new construction—without the price tag. Enjoy a spacious open layout with LED recessed lighting, tile backsplash, modern cabinetry, and a convenient pantry. The tankless water heater provides endless hot water, and the heavy composition roof and wood siding ensure durability for years to come. Outside, relax on the charming front porch or in the private courtyard surrounded by mature shade trees. The fenced yard offers plenty of space for a trampoline, small pool, or garden, plus two large storage sheds for all your extras. Located in White City's friendly community with a current space rent of $625 for new residents. Move-in ready and worry-free—this one checks all the boxes!

Key facts

• Modern cabinetry
• Open layout
• Convenient pantry

Tags

• OPEN LAYOUT
• LED RECESSED LIGHTING
• TILE BACKSPLASH
• MODERN CABINETRY
• CONVENIENT PANTRY
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $98k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.4% in White City — 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 67/100 on livability (#182 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, schools F, crime D-.
• 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: 103 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $678 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1978 — 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 F-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 D 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: 1.70% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.81%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $48,000
• List price: $98,000
• Delta: 104.17%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 1.90×
• Total profit: $24,653
• Equity at exit: $14,612

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $73,730
• Equity at exit: $8,473

Cash invested: $27,440 (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 97503

• Home prices YoY: -28.5%
• Active inventory: 103
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $636

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 57%

Sensitivity live

Price	-10% $704	-5% $670	+0% $636	+5% $602	+10% $568
Rent	-10% $505	-5% $570	+0% $636	+5% $702	+10% $767
Rate	-1.0pp $685	-0.5pp $661	base $636	+0.5pp $611	+1.0pp $585

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3407 Sharon Way White City, OR	2.0	2.0	922	$1,595	$1.73	21d	1	0.38mi
7925 Ajax St White City, OR	3.0	1.0	1026	$1,775	$1.73	14d	1	0.58mi

Listing history 22 events

1. 2026-06-19
   days on market $98,000 Active 251 DOM
2. 2026-06-18
   days on market $98,000 Active 250 DOM
3. 2026-06-17
   days on market $98,000 Active 249 DOM
4. 2026-06-16
   days on market $98,000 Active 248 DOM
5. 2026-06-15
   days on market $98,000 Active 247 DOM
6. 2026-06-14
   days on market $98,000 Active 245 DOM
7. 2026-06-13
   days on market $98,000 Active 244 DOM
8. 2026-06-10
   days on market $98,000 Active 242 DOM
9. 2026-06-09
   days on market $98,000 Active 241 DOM
10. 2026-06-08
    days on market $98,000 Active 240 DOM
11. 2026-06-07
    days on market $98,000 Active 239 DOM
12. 2026-06-05
    days on market $98,000 Active 236 DOM
13. 2026-06-03
    days on market $98,000 Active 235 DOM
14. 2026-06-02
    days on market $98,000 Active 234 DOM
15. 2026-06-01
    days on market $98,000 Active 233 DOM
16. 2026-05-31
    days on market $98,000 Active 232 DOM
17. 2026-05-30
    days on market $98,000 Active 231 DOM
18. 2026-05-04
    price $98,000 921-char remark

    Show marketing remark (921 chars)

    OWNER CARRY OPTION WITH 50% DOWN! Amazing value with a like-new feel! Completely rebuilt from top to bottom in 2023, this beautifully refreshed 3-bedroom, 1.5-bath home with a bonus flex room offers the comfort and style of new construction—without the price tag. Enjoy a spacious open layout with LED recessed lighting, tile backsplash, modern cabinetry, and a convenient pantry. The tankless water heater provides endless hot water, and the heavy composition roof and wood siding ensure durability for years to come. Outside, relax on the charming front porch or in the private courtyard surrounded by mature shade trees. The fenced yard offers plenty of space for a trampoline, small pool, or garden, plus two large storage sheds for all your extras. Located in White City's friendly community with a current space rent of $625 for new residents. Move-in ready and worry-free—this one checks all the boxes!

19. 2026-02-17
    price $110,000 921-char remark

    Show marketing remark (921 chars)

    OWNER CARRY OPTION WITH 50% DOWN! Amazing value with a like-new feel! Completely rebuilt from top to bottom in 2023, this beautifully refreshed 3-bedroom, 1.5-bath home with a bonus flex room offers the comfort and style of new construction—without the price tag. Enjoy a spacious open layout with LED recessed lighting, tile backsplash, modern cabinetry, and a convenient pantry. The tankless water heater provides endless hot water, and the heavy composition roof and wood siding ensure durability for years to come. Outside, relax on the charming front porch or in the private courtyard surrounded by mature shade trees. The fenced yard offers plenty of space for a trampoline, small pool, or garden, plus two large storage sheds for all your extras. Located in White City's friendly community with a current space rent of $625 for new residents. Move-in ready and worry-free—this one checks all the boxes!

20. 2025-12-09
    price $120,000 921-char remark

    Show marketing remark (921 chars)

    OWNER CARRY OPTION WITH 50% DOWN! Amazing value with a like-new feel! Completely rebuilt from top to bottom in 2023, this beautifully refreshed 3-bedroom, 1.5-bath home with a bonus flex room offers the comfort and style of new construction—without the price tag. Enjoy a spacious open layout with LED recessed lighting, tile backsplash, modern cabinetry, and a convenient pantry. The tankless water heater provides endless hot water, and the heavy composition roof and wood siding ensure durability for years to come. Outside, relax on the charming front porch or in the private courtyard surrounded by mature shade trees. The fenced yard offers plenty of space for a trampoline, small pool, or garden, plus two large storage sheds for all your extras. Located in White City's friendly community with a current space rent of $625 for new residents. Move-in ready and worry-free—this one checks all the boxes!

21. 2025-11-06
    price $132,000 921-char remark

    Show marketing remark (921 chars)

    OWNER CARRY OPTION WITH 50% DOWN! Amazing value with a like-new feel! Completely rebuilt from top to bottom in 2023, this beautifully refreshed 3-bedroom, 1.5-bath home with a bonus flex room offers the comfort and style of new construction—without the price tag. Enjoy a spacious open layout with LED recessed lighting, tile backsplash, modern cabinetry, and a convenient pantry. The tankless water heater provides endless hot water, and the heavy composition roof and wood siding ensure durability for years to come. Outside, relax on the charming front porch or in the private courtyard surrounded by mature shade trees. The fenced yard offers plenty of space for a trampoline, small pool, or garden, plus two large storage sheds for all your extras. Located in White City's friendly community with a current space rent of $625 for new residents. Move-in ready and worry-free—this one checks all the boxes!

22. 2025-10-11
    listed $140,000 Active 921-char remark

    Show marketing remark (921 chars)

    OWNER CARRY OPTION WITH 50% DOWN! Amazing value with a like-new feel! Completely rebuilt from top to bottom in 2023, this beautifully refreshed 3-bedroom, 1.5-bath home with a bonus flex room offers the comfort and style of new construction—without the price tag. Enjoy a spacious open layout with LED recessed lighting, tile backsplash, modern cabinetry, and a convenient pantry. The tankless water heater provides endless hot water, and the heavy composition roof and wood siding ensure durability for years to come. Outside, relax on the charming front porch or in the private courtyard surrounded by mature shade trees. The fenced yard offers plenty of space for a trampoline, small pool, or garden, plus two large storage sheds for all your extras. Located in White City's friendly community with a current space rent of $625 for new residents. Move-in ready and worry-free—this one checks all the boxes!

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 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: $19,948
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$2,851
• Taxable income: $6,456
• Est. tax owed @ 24.0%: −$1,550
• After-tax cash flow: $6,083/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 — White City

• Score: 67/100
• State rank: #182
• US rank: #11152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White City, OR
• Population (ZIP): 14,119

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: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 35% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 22% Tagalog/Filipino 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: ▼ -106.87%
• Current HPI: 268.6998
• 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

-30.0% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $98,000 MLSCO
• 2026-02-17 Price Changed $110,000 MLSCO
• 2025-12-09 Price Changed $120,000 MLSCO
• 2025-11-06 Price Changed $132,000 MLSCO
• 2025-10-11 Listed $140,000 MLSCO

Property tax history

+15.0%/yr

Latest (2022): $130 · +72.0% YoY. Source: county tax records.