2360 Redwood Ave · Grants Pass, OR 97527

$150,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 7 Days on market

Built 1948 7,840 sqft lot $192/sqft · 44% below area Est $267k · 44% under ↓ 16% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity - Triple-Unit Property on Spacious . 18-Acre Lot for only $150,000! Don't miss rare chance to own versatile, income-producing property w/ three separate residences on generous . 18-acre lot. Opportunities like this are increasingly hard to find, offering strong rental potential, house-hack flexibility, or long-term value-add upside. 1st home w/ 2 beds & 1 bath w/ natural light & covered front patio. Detached 11x12 shed adds valuable storage or workspace. 2nd home w/ 3 beds, 1 bath, plus bonus room for office, or creative use. 3rd unit is 1-bed, 1-bath , perfect for supplemental rental income. Homes present excellent value-add potential & would benefit from cosmetic updates, making ideal project for investors looking to build equity & maximize returns. Each unit w/ separate entrances for enhanced privacy. Minutes from dining, golf courses, scenic parks with hiking trails, and Rogue Community College. Immediate income possibility & long-term appreciation potential.

Key facts

• Bonus room
• Spacious lot
• Private yard spaces

Tags

• TRIPLE-UNIT PROPERTY
• SPACIOUS LOT
• DETACHED SHED
• BONUS ROOM
• PRIVATE YARD SPACES
• SEPARATE ENTRANCES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electric hot water; Electric fuel; Well water source; Public sewer
• Home design: Single-family residence; Residential resale; Main living all on one level (single-story); No notable view
• Construction: Built in 1948; Composition roof; Trio building area description
• Exterior features: Fenced yard; Porch; Tool shed; Yard

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Range hood
• Bedrooms: Primary bedroom on main level with walk-in closet and ceiling fan; Second bedroom on main level with closet
• Flooring: Wall-to-wall carpet in living areas and bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wall heater; No central cooling reported
• Interior features: Ceiling fans in main living areas; Laundry on main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $78 ($938/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.6% below list).
• Recommended offer: $143k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: employment D, crime F, commute 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.
• Zoned schools: Redwood Elementary School (440 students, 70% FRL); South Middle School (reading 75%, 633 students, 69% FRL); Grants Pass High School (1,722 students, 68% FRL) — zoned schools average 69% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 185 active listings in the ZIP; 4 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $143,129 (4.6% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
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: 0.95% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $266,617
• List price: $150,000
• Delta: -43.74%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2360 Redwood Ave	0.00mi	2/1.0	780 (0%)	1mo	$250,000	$321	99

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-19,222
• Equity at exit: $22,365

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-9,901
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $78

Break-even live

Break-even rent $1,332

Max offer price $150,000

Occupancy floor 90%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1654 Kellenbeck Ave Grants Pass, OR	2.0	1.0	1000	$1,250	$1.25	44d	1	0.17mi
1783 Medart Ln Unit 1783 Grants Pass, OR	2.0	1.0	912	$1,395	$1.53	44d	1	0.36mi
1754 Sun Glo Dr Grants Pass, OR	2.0	1.0	888	$1,450	$1.63	44d	1	0.39mi
1400 SW Kokanee Ln Unit 1402 Grants Pass, OR	2.0	1.0	962	$1,495	$1.55	44d	1	0.44mi

Listing history 7 events

1. 2026-05-08
   status Pending 1521-char remark

   Show marketing remark (1028 chars)

   Investor Opportunity - Triple-Unit Property on Spacious . 18-Acre Lot for only $150,000! Don't miss rare chance to own versatile, income-producing property w/ three separate residences on generous . 18-acre lot. Opportunities like this are increasingly hard to find, offering strong rental potential, house-hack flexibility, or long-term value-add upside. 1st home w/ 2 beds & 1 bath w/ natural light & covered front patio. Detached 11x12 shed adds valuable storage or workspace. 2nd home w/ 3 beds, 1 bath, plus bonus room for office, or creative use. 3rd unit is 1-bed, 1-bath , perfect for supplemental rental income. Homes present excellent value-add potential & would benefit from cosmetic updates, making ideal project for investors looking to build equity & maximize returns. Each unit w/ separate entrances for enhanced privacy. Minutes from dining, golf courses, scenic parks with hiking trails, and Rogue Community College. Immediate income possibility & long-term appreciation potential.

2. 2026-05-08
   status Pending 1028-char remark

   Show marketing remark (1028 chars)

   Investor Opportunity - Triple-Unit Property on Spacious . 18-Acre Lot for only $150,000! Don't miss rare chance to own versatile, income-producing property w/ three separate residences on generous . 18-acre lot. Opportunities like this are increasingly hard to find, offering strong rental potential, house-hack flexibility, or long-term value-add upside. 1st home w/ 2 beds & 1 bath w/ natural light & covered front patio. Detached 11x12 shed adds valuable storage or workspace. 2nd home w/ 3 beds, 1 bath, plus bonus room for office, or creative use. 3rd unit is 1-bed, 1-bath , perfect for supplemental rental income. Homes present excellent value-add potential & would benefit from cosmetic updates, making ideal project for investors looking to build equity & maximize returns. Each unit w/ separate entrances for enhanced privacy. Minutes from dining, golf courses, scenic parks with hiking trails, and Rogue Community College. Immediate income possibility & long-term appreciation potential.

3. 2026-05-01
   listed $150,000 Active 1521-char remark
4. 2026-04-30
   listed $150,000 Active 1028-char remark

   Show marketing remark (1028 chars)

   Investor Opportunity - Triple-Unit Property on Spacious . 18-Acre Lot for only $150,000! Don't miss rare chance to own versatile, income-producing property w/ three separate residences on generous . 18-acre lot. Opportunities like this are increasingly hard to find, offering strong rental potential, house-hack flexibility, or long-term value-add upside. 1st home w/ 2 beds & 1 bath w/ natural light & covered front patio. Detached 11x12 shed adds valuable storage or workspace. 2nd home w/ 3 beds, 1 bath, plus bonus room for office, or creative use. 3rd unit is 1-bed, 1-bath , perfect for supplemental rental income. Homes present excellent value-add potential & would benefit from cosmetic updates, making ideal project for investors looking to build equity & maximize returns. Each unit w/ separate entrances for enhanced privacy. Minutes from dining, golf courses, scenic parks with hiking trails, and Rogue Community College. Immediate income possibility & long-term appreciation potential.

5. 2020-12-13
   historical
6. 2018-11-09
   soldstatus $295,000
7. 2005-05-20
   listed $299,000

ⓘ 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: $2,441 · $203/mo
• Projected year-2 tax: $2,441 · $203/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,175
• − Mortgage interest: −$8,402
• − Property taxes: −$2,441
• − Insurance: −$750
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,364
• Taxable loss: −$1,529
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,306/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

-16.4% since first listed

10 events — show timeline

• 2026-05-28 Sold (Public Records) $250,000 Public Records
• 2026-05-28 Sold (MLS) $250,000 MLSCO
• 2026-05-28 Sold (MLS) $250,000 RMLS
• 2026-05-08 Pending — RMLS
• 2026-05-08 Pending — MLSCO
• 2026-05-01 Listed $150,000 RMLS
• 2026-04-30 Listed $150,000 MLSCO
• 2020-12-13 Listing Removed — MLSCO
• 2018-11-09 Sold (Public Records) $295,000 Public Records
• 2005-05-20 Listed $299,000 MLSCO

Property tax history

+3.6%/yr

Latest (2025): $2,441 · +6.2% YoY. Source: county tax records.