22071 Highway 62 · Shady Cove, OR 97539

$60,000

2 bd · 1.0 ba · 1 sqft · Other public records · 38 Days on market

Built 1973

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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

Well-maintained mobile home located in a quiet and welcoming 55+ community. This property offers a rare combination of privacy, established landscaping, and comfortable living, perfect for those looking to enjoy a relaxed lifestyle. Property Highlights: Situated on a large, established lot Surrounded by mature trees and landscaping for added privacy. Beautiful flowers and greenery throughout the property. Covered carport for convenient parking and two storage sheds offering plenty of space for tools, hobbies, or extra storage. Home Features: Comfortable and functional layout Plenty of natural light. Community Details: Located in a 55 and older mobile home park Quiet, well-kept neighborhood.

Key facts

• Covered carport
• Natural light
• Two storage sheds

Tags

• WELL MAINTAINED MOBILE HOME
• LARGE ESTABLISHED LOT
• MATURE TREES
• COVERED CARPORT
• TWO STORAGE SHEDS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 2.2% in Shady Cove — 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 68/100 on livability (#156 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, schools D-, amenities 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: 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 32 sale attempts since 30y 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 $48k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.66% ✓
• Cap rate: 23.23%
• Cash-on-cash: 60.48%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.3%
• Equity multiple: 3.63×
• Total profit: $44,227
• Equity at exit: $8,946

10-year hold

• IRR: 64.0%
• Equity multiple: 7.43×
• Total profit: $108,048
• Equity at exit: $5,188

Cash invested: $16,800 (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 97539

• Home prices YoY: -7.4%
• Active inventory: 53
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $847

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 42%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
297 Sowell Dr Unit B Shady Cove, OR	3.0	2.0	1340	$1,795	$1.34	13d	1	0.45mi
25 Sowell Ct Shady Cove, OR	2.0	2.0	1005	$1,395	$1.39	43d	1	0.45mi
293 Sowell Dr Shady Cove, OR	3.0	2.0	1704	$1,950	$1.14	13d	1	0.47mi
400 Indian Trail Ct Shady Cove, OR	3.0	2.0	1090	$1,350	$1.24	21d	1	0.68mi

Listing history 50 events

1. 2026-06-19
   days on market $60,000 Active 38 DOM
2. 2026-06-18
   days on market $60,000 Active 37 DOM
3. 2026-06-17
   days on market $60,000 Active 36 DOM
4. 2026-06-16
   days on market $60,000 Active 35 DOM
5. 2026-06-15
   days on market $60,000 Active 34 DOM
6. 2026-06-14
   days on market $60,000 Active 32 DOM
7. 2026-06-13
   days on market $60,000 Active 31 DOM
8. 2026-06-10
   days on market $60,000 Active 29 DOM
9. 2026-06-08
   days on market $60,000 Active 27 DOM
10. 2026-06-07
    days on market $60,000 Active 26 DOM
11. 2026-06-05
    days on market $60,000 Active 23 DOM
12. 2026-06-03
    days on market $60,000 Active 22 DOM
13. 2026-06-02
    days on market $60,000 Active 21 DOM
14. 2026-06-01
    days on market $60,000 Active 20 DOM
15. 2026-05-31
    days on market $60,000 Active 19 DOM
16. 2026-05-30
    days on market $60,000 Active 18 DOM
17. 2026-05-12
    listed $60,000 Active 994-char remark
18. 2020-04-26
    historical
19. 2020-04-26
    historical
20. 2020-04-26
    historical
21. 2020-04-26
    historical
22. 2020-04-26
    historical
23. 2020-04-26
    historical
24. 2020-04-25
    historical
25. 2020-04-25
    historical
26. 2020-04-25
    historical
27. 2020-04-25
    historical
28. 2020-04-25
    historical
29. 2020-04-25
    historical
30. 2020-04-25
    historical
31. 2020-04-25
    historical
32. 2020-04-25
    historical
33. 2020-04-25
    historical
34. 2020-04-25
    historical
35. 2020-04-25
    historical
36. 2004-05-19
    historical
37. 2004-03-23
    listed $33,500
38. 2002-12-13
    soldstatus $48,000
39. 2002-05-31
    soldstatus $51,000
40. 2002-04-08
    listed $54,500
41. 2002-01-18
    listed $55,500
42. 2001-07-18
    soldstatus $40,000
43. 2001-07-06
    listed $59,900
44. 2001-01-04
    listed $45,000
45. 2000-10-03
    listed $45,000
46. 2000-03-27
    listed $63,900
47. 2000-03-15
    listed $62,000
48. 1999-05-03
    soldstatus $57,500
49. 1999-01-27
    soldstatus $16,000
50. 1998-11-12
    listed $13,500

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,159
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$1,745
• Taxable income: $9,788
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $7,811/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 — Shady Cove

• Score: 68/100
• State rank: #156
• US rank: #9143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shady Cove, OR
• Population (ZIP): 3,349

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 (79%)
• Race & ethnicity: White 79% Two or more races 11% Hispanic / Latino 6% Native American 3% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 9% Lithuanian 8% Danish 4%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 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: ▼ -22.55%
• Current HPI: 281.9845
• 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

-85.0% since first listed

67 events — show timeline

• 2026-05-12 Listed $60,000 FSBO.com
• 2020-04-26 Listing Removed — MLSCO
• 2020-04-26 Listing Removed — MLSCO
• 2020-04-26 Listing Removed — MLSCO
• 2020-04-26 Listing Removed — MLSCO
• 2020-04-26 Listing Removed — MLSCO
• 2020-04-26 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2004-05-19 Listing Removed — MLSCO
• 2004-03-23 Listed $33,500 MLSCO
• 2002-12-13 Sold (MLS) $48,000 MLSCO
• 2002-05-31 Sold (MLS) $51,000 MLSCO
• 2002-04-08 Listed $54,500 MLSCO
• 2002-01-18 Listed $55,500 MLSCO
• 2001-07-18 Sold (MLS) $40,000 MLSCO
• 2001-07-06 Listed $59,900 MLSCO
• 2001-01-04 Listed $45,000 MLSCO
• 2000-10-03 Listed $45,000 MLSCO
• 2000-03-27 Listed $63,900 MLSCO
• 2000-03-15 Listed $62,000 MLSCO
• 1999-05-03 Sold (MLS) $57,500 MLSCO
• 1999-01-27 Sold (MLS) $16,000 MLSCO
• 1998-11-12 Listed $13,500 MLSCO
• 1998-10-30 Listed $59,500 MLSCO
• 1998-07-08 Sold (MLS) $57,500 MLSCO
• 1998-06-11 Sold (MLS) $12,000 MLSCO
• 1998-06-08 Sold (MLS) $8,500 MLSCO
• 1998-05-26 Sold (MLS) $44,650 MLSCO
• 1998-04-15 Listed $59,950 MLSCO
• 1998-04-15 Listed $45,000 MLSCO
• 1998-03-25 Listed $9,500 MLSCO
• 1998-02-19 Listed $35,000 MLSCO
• 1998-01-30 Listed $62,500 MLSCO
• 1997-12-29 Listed $44,000 MLSCO
• 1997-11-21 Listed $26,000 MLSCO
• 1997-11-10 Listed $15,500 MLSCO
• 1997-09-04 Listed $19,900 MLSCO
• 1997-08-26 Listed $59,950 MLSCO
• 1997-08-01 Sold (MLS) $30,000 MLSCO
• 1997-07-29 Listed $18,800 MLSCO
• 1997-07-16 Listed $62,500 MLSCO
• 1997-07-16 Listed $37,500 MLSCO
• 1997-06-05 Sold (MLS) $14,000 MLSCO
• 1997-04-24 Listed $32,000 MLSCO
• 1997-02-13 Listed $58,900 MLSCO
• 1997-01-29 Listed $16,600 MLSCO
• 1997-01-25 Listed $32,000 MLSCO
• 1997-01-06 Listed $35,000 MLSCO
• 1996-09-27 Sold (MLS) $11,000 MLSCO
• 1996-09-17 Listed $14,500 MLSCO
• 1996-08-26 Listed $38,500 MLSCO
• 1996-07-24 Listed $48,000 MLSCO
• 1990-07-31 Sold (Public Records) $450,000 Public Records
• 1990-07-31 Sold (Public Records) $450,000 Public Records
• 1987-07-01 Sold (Public Records) $339,000 Public Records
• 1984-06-18 Sold (Public Records) $400,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $5,414 · +2.3% YoY. Source: county tax records.