301 Freeman Rd Unit 92 · Central Point, OR 97502

$110,000

3 bd · 1.0 ba · 1,440 sqft · Land public records · 123 Days on market

Built 1978 $76/sqft · 64% below area $686/mo HOA · 35% 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• 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

Welcome to this spacious 1,440 sq ft, 3-bedroom, 2-bath manufactured home located on a desirable corner lot in a sought-after 55+ retirement community. The well-designed floor plan offers generous living space, ideal for comfortable everyday living and entertaining. The primary suite features a relaxing jacuzzi tub and separate shower, creating a private retreat. Enjoy outdoor living with your own garden area, perfect for relaxing or hobbies. Additional highlights include a carport with an elderly-accessible ramp for ease and convenience. Monthly space rent includes trash, sewer, and access to the clubhouse and fitness room. A wonderful opportunity to enjoy low-maintenance living in a welcoming, amenity-rich community.

Key facts

• Parking
• Built 1978
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $110k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.0% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 211 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $761 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. 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: 1.80% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 4.6

CMA / ARV

• ARV (median comp): $305,403
• List price: $110,000
• Delta: -63.98%
• 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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,455
• Equity at exit: $16,401

10-year hold

• IRR: 10.8%
• Equity multiple: 1.93×
• Total profit: $28,774
• Equity at exit: $9,511

Cash invested: $30,800 (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 97502

• Rents YoY: 4.3%
• Active inventory: 211
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$577
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$46
• HOA: −$686
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $209

Break-even live

Break-even rent $1,716

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $271	-5% $240	+0% $209	+5% $178	+10% $146
Rent	-10% $52	-5% $130	+0% $209	+5% $287	+10% $365
Rate	-1.0pp $264	-0.5pp $237	base $209	+0.5pp $180	+1.0pp $151

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: $27,500
• Closing costs: $3,300
• 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	22d	1	0.16mi
50 S 9th St #4 Central Point, OR	2.0	1.0	1100	$1,335	$1.21	14d	1	0.22mi
617 Valley Heart Ln Unit 619 Central Point, OR	3.0	2.0	1162	$1,595	$1.37	22d	1	0.31mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	14d	1	0.31mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	44d	1	0.32mi
525 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.42mi
565 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.44mi
563 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.44mi
935 Fairfield Cir Central Point, OR	3.0	2.0	1537	$2,495	$1.62	22d	1	0.65mi
324 Cheney Loop Central Point, OR	2.0	2.0	1283	$1,500	$1.17	14d	1	0.68mi
283 Tyler Ave Central Point, OR	2.0	2.5	1425	$2,000	$1.40	14d	1	0.68mi
549 Glenn Way Central Point, OR	3.0	2.0	1078	$2,100	$1.95	44d	1	0.78mi
4726 Gebhard Rd Unit 1 Central Point, OR	3.0	2.5	1584	$2,250	$1.42	44d	1	0.80mi
362 Jans Ct Central Point, OR	3.0	2.5	1592	$1,775	$1.11	22d	1	0.83mi
1149 Annalise St Central Point, OR	3.0	2.5	1379	$2,395	$1.74	22d	1	0.85mi
1240 Vista Dr Central Point, OR	3.0	1.0	1188	$1,675	$1.41	44d	1	0.96mi
2635 Parkwood Village Ln Central Point, OR	3.0	2.5	1596	$2,250	$1.41	22d	1	0.98mi
2643 Parkwood Village Ln Central Point, OR	3.0	2.5	1685	$2,150	$1.28	44d	1	0.98mi
1405 N Haskell St Central Point, OR	3.0	2.0	1782	$2,495	$1.40	44d	1	1.42mi

HOA detail

• Monthly dues: $686 · $8,232/yr
• Likely covers: sewertrash

Listing history 16 events

1. 2026-06-19
   days on market $110,000 Active 123 DOM
2. 2026-06-18
   days on market $110,000 Active 122 DOM
3. 2026-06-17
   days on market $110,000 Active 121 DOM
4. 2026-06-16
   days on market $110,000 Active 120 DOM
5. 2026-06-15
   days on market $110,000 Active 119 DOM
6. 2026-06-14
   days on market $110,000 Active 117 DOM
7. 2026-06-13
   days on market $110,000 Active 116 DOM
8. 2026-06-10
   days on market $110,000 Active 114 DOM
9. 2026-06-09
   days on market $110,000 Active 113 DOM
10. 2026-06-08
    days on market $110,000 Active 112 DOM
11. 2026-06-07
    days on market $110,000 Active 111 DOM
12. 2026-06-02
    days on market $110,000 Active 106 DOM
13. 2026-06-01
    days on market $110,000 Active 105 DOM
14. 2026-05-31
    days on market $110,000 Active 104 DOM
15. 2026-05-30
    days on market $110,000 Active 103 DOM
16. 2026-02-16
    listed $110,000 Active 728-char remark

    Show marketing remark (728 chars)

    Welcome to this spacious 1,440 sq ft, 3-bedroom, 2-bath manufactured home located on a desirable corner lot in a sought-after 55+ retirement community. The well-designed floor plan offers generous living space, ideal for comfortable everyday living and entertaining. The primary suite features a relaxing jacuzzi tub and separate shower, creating a private retreat. Enjoy outdoor living with your own garden area, perfect for relaxing or hobbies. Additional highlights include a carport with an elderly-accessible ramp for ease and convenience. Monthly space rent includes trash, sewer, and access to the clubhouse and fitness room. A wonderful opportunity to enjoy low-maintenance living in a welcoming, amenity-rich community.

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$503/yr (+$42/mo · 89.3%)

ⓘ 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: $23,762
• − Mortgage interest: −$6,162
• − Property taxes: −$564
• − Insurance: −$550
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$8,232
• − Depreciation: −$3,200
• Taxable income: $1,253
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,203/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

1 event — show timeline

• 2026-02-16 Listed $110,000 MLSCO

Property tax history

+23.7%/yr

Latest (2022): $564 · +194.6% YoY. Source: county tax records.