301 Freeman Rd Unit 91 · Central Point, OR 97502

$99,500

2 bd · 1.0 ba · 1,488 sqft · Land public records · 116 Days on market

Built 1974 $67/sqft · 67% below area $686/mo HOA · 36% of rent

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience easy living in this beautifully cared-for double-wide home in the sought-after 55+ community of Greenbrier Terrace. The open concept layout offers two spacious living areas, a formal dining room, and a thoughtfully designed kitchen perfect for everyday living and entertaining. Two large bedrooms provide comfort and privacy, while the covered front porch and expansive yard create the perfect outdoor retreat. All the appliances stay as well as the washer and dryer. Covered carport and a large storage shed. All this in charming Central Point--close to local amenities yet peacefully tucked away

Key facts

• Covered front porch
• Formal dining room
• Expansive yard

Tags

• OPEN CONCEPT LAYOUT
• TWO SPACIOUS LIVING AREAS
• FORMAL DINING ROOM
• THOUGHTFULLY DESIGNED KITCHEN
• COVERED FRONT PORCH
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.1% in Central Point — 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 90/100 on livability (#3 in OR, #92 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Central Point SD 6 (suburban): math 19% / reading 41% proficiency, ranked #42 of 58 in OR (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Point Elementary School (math 22% / reading 27%, grade F, #320 of 412 statewide, top 82%, 454 students, 66% FRL); Scenic Middle School (math 19% / reading 41%, grade F, #84 of 128 statewide, top 66%, 844 students, 58% FRL); Crater School of Business Innovation And Science (math 44% / reading 84%, grade B-, #16 of 143 statewide, top 12%, 496 students, 39% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 213 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $688 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 + 4.3% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $100k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.90% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 4.4

CMA / ARV

• ARV (median comp): $305,519
• List price: $99,500
• Delta: -67.43%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,025
• Equity at exit: $14,836

10-year hold

• IRR: 12.8%
• Equity multiple: 2.13×
• Total profit: $31,530
• Equity at exit: $8,603

Cash invested: $27,860 (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 97502

• Rents YoY: 4.3%
• Active inventory: 213
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$522
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$41
• HOA: −$686
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $223

Break-even live

Break-even rent $1,604

Max offer price $99,500

Occupancy floor 83%

Sensitivity live

Price	-10% $279	-5% $251	+0% $223	+5% $195	+10% $48
Rent	-10% $74	-5% $149	+0% $223	+5% $298	+10% $372
Rate	-1.0pp $273	-0.5pp $248	base $223	+0.5pp $197	+1.0pp $171

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Shadow Way Central Point, OR	3.0	2.5	1750	$2,100	$1.20	23d	1	0.16mi
50 S 9th St #4 Central Point, OR	2.0	1.0	1100	$1,335	$1.21	15d	1	0.22mi
617 Valley Heart Ln Unit 619 Central Point, OR	3.0	2.0	1162	$1,595	$1.37	23d	1	0.31mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	15d	1	0.31mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	46d	1	0.32mi
525 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	46d	1	0.42mi
565 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	46d	1	0.44mi
563 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	46d	1	0.44mi
935 Fairfield Cir Central Point, OR	3.0	2.0	1537	$2,495	$1.62	23d	1	0.65mi
324 Cheney Loop Central Point, OR	2.0	2.0	1283	$1,500	$1.17	15d	1	0.68mi
283 Tyler Ave Central Point, OR	2.0	2.5	1425	$2,000	$1.40	15d	1	0.68mi
549 Glenn Way Central Point, OR	3.0	2.0	1078	$2,100	$1.95	46d	1	0.78mi
4726 Gebhard Rd Unit 1 Central Point, OR	3.0	2.5	1584	$2,250	$1.42	46d	1	0.80mi
362 Jans Ct Central Point, OR	3.0	2.5	1592	$1,775	$1.11	23d	1	0.83mi
1149 Annalise St Central Point, OR	3.0	2.5	1379	$2,395	$1.74	23d	1	0.85mi
1240 Vista Dr Central Point, OR	3.0	1.0	1188	$1,675	$1.41	46d	1	0.96mi
2635 Parkwood Village Ln Central Point, OR	3.0	2.5	1596	$2,250	$1.41	23d	1	0.98mi
2643 Parkwood Village Ln Central Point, OR	3.0	2.5	1685	$2,150	$1.28	46d	1	0.98mi
1405 N Haskell St Central Point, OR	3.0	2.0	1782	$2,495	$1.40	46d	1	1.42mi

HOA detail

• Monthly dues: $686 · $8,232/yr

Listing history 20 events

1. 2026-06-22
   days on market $99,500 Active 116 DOM
2. 2026-06-19
   days on market $99,500 Active 114 DOM
3. 2026-06-18
   days on market $99,500 Active 113 DOM
4. 2026-06-17
   days on market $99,500 Active 112 DOM
5. 2026-06-16
   days on market $99,500 Active 111 DOM
6. 2026-06-15
   days on market $99,500 Active 110 DOM
7. 2026-06-14
   days on market $99,500 Active 108 DOM
8. 2026-06-13
   days on market $99,500 Active 107 DOM
9. 2026-06-10
   days on market $99,500 Active 105 DOM
10. 2026-06-09
    days on market $99,500 Active 104 DOM
11. 2026-06-08
    days on market $99,500 Active 103 DOM
12. 2026-06-07
    days on market $99,500 Active 102 DOM
13. 2026-06-02
    days on market $99,500 Active 97 DOM
14. 2026-06-01
    days on market $99,500 Active 96 DOM
15. 2026-05-31
    days on market $99,500 Active 95 DOM
16. 2026-05-30
    days on market $99,500 Active 94 DOM
17. 2026-03-18
    price $99,500 608-char remark

    Show marketing remark (608 chars)

    Experience easy living in this beautifully cared-for double-wide home in the sought-after 55+ community of Greenbrier Terrace. The open concept layout offers two spacious living areas, a formal dining room, and a thoughtfully designed kitchen perfect for everyday living and entertaining. Two large bedrooms provide comfort and privacy, while the covered front porch and expansive yard create the perfect outdoor retreat. All the appliances stay as well as the washer and dryer. Covered carport and a large storage shed. All this in charming Central Point--close to local amenities yet peacefully tucked away

18. 2026-02-25
    listed $115,000 Active 608-char remark

    Show marketing remark (608 chars)

    Experience easy living in this beautifully cared-for double-wide home in the sought-after 55+ community of Greenbrier Terrace. The open concept layout offers two spacious living areas, a formal dining room, and a thoughtfully designed kitchen perfect for everyday living and entertaining. Two large bedrooms provide comfort and privacy, while the covered front porch and expansive yard create the perfect outdoor retreat. All the appliances stay as well as the washer and dryer. Covered carport and a large storage shed. All this in charming Central Point--close to local amenities yet peacefully tucked away

19. 2017-06-16
    soldstatus $37,500 294-char remark

    Show marketing remark (294 chars)

    Greenbriar M/H Park 55+. Great condition double wide with formal living and formal dining, plus family room, large master with garden tub, plus guest bedroom and 2nd bath, front door with long cover deck, carport parking and handicap ramp, in park with rec hall. Must qualify with park manager.

20. 2017-04-21
    listed $45,000 294-char remark

    Show marketing remark (294 chars)

    Greenbriar M/H Park 55+. Great condition double wide with formal living and formal dining, plus family room, large master with garden tub, plus guest bedroom and 2nd bath, front door with long cover deck, carport parking and handicap ramp, in park with rec hall. Must qualify with park manager.

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$753/yr (+$63/mo · 355.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,632
• − Mortgage interest: −$5,574
• − Property taxes: −$212
• − Insurance: −$498
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$8,232
• − Depreciation: −$2,895
• Taxable income: $1,602
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,292/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: Central Point SD 6
• NCES district ID: 4102940
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $49,736
• Composite: 26.09/100
• National rank: #7290
• State rank: #42 of 58 in OR

Livability — Central Point

• Score: 90/100
• State rank: #3
• US rank: #92

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central Point, OR
• County: Jackson County · 159,661 people
• City population: 29,067
• Metro: Medford, OR
• Population (ZIP): 29,067
• Household income: $83,488
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 650.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Iranian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -446.66%
• Current HPI: 252.2725
• Rent YoY: ▲ 4.33%
• 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

+121.1% since first listed

4 events — show timeline

• 2026-03-18 Price Changed $99,500 MLSCO
• 2026-02-25 Listed $115,000 MLSCO
• 2017-06-16 Sold (MLS) $37,500 MLSCO
• 2017-04-21 Listed $45,000 MLSCO

Property tax history

+3.0%/yr

Latest (2022): $212 · +2017.6% YoY. Source: county tax records.