620 S Royal Ave · Eagle Point, OR 97524

$235,000

2 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 165 Days on market

Built 1951 8,276 sqft lot $202/sqft · 13% below area Est $340k · 31% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Schools +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just minutes from parks, schools and downtown Eagle Point, this charming property offers tremendous opportunity for anyone with imagination. Fantastic investor or flip opportunity, this home sits on a big lot with large front and back garden and offers solid bones with a metal roof, wood siding, vinyl windows, and great potential. Inviting covered porch entry, tile flooring, living room with wood fireplace, and dining area with a second wood stove and access to a covered side garden. Kitchen has tile counters, wood cabinets, a glass top range, stainless steel microwave and additional storage. Two bedrooms and a full bath sit off the hall, which leads to a large bonus room that could become a game room, extra living space, or a large primary suite with walk-in closet. The back garden is roomy and ready for upgrades. Long driveway leads to an attached single car garage ideal for storage or a small shop. This is a great chance to bring your tools and update a home with real upside

Key facts

• Vinyl windows
• Big lot
• Metal roof

Tags

• BIG LOT
• LARGE FRONT YARD
• LARGE BACK YARD
• METAL ROOF
• WOOD SIDING
• VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (23.3% below list).
• Recommended offer: $180k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.3% in Eagle 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 76/100 on livability (#75 in OR, #3,362 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety A; Watch: amenities F, commute 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.
• Zoned schools: Hillside Elementary (428 students, 76% FRL); Eagle Point Middle School (393 students, 73% FRL); Eagle Point High School (999 students, 72% FRL) — zoned schools average 73% FRL vs 58% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 233 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $181k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $180,288 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (median comp): $340,469
• List price: $235,000
• Delta: -30.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S Buchanan Ave	0.18mi	3/1.5 (+1)	1,192 (+2%)	7mo	$309,000	$259	75
221 Ortega St	0.22mi	3/1.0 (+1)	1,206 (+4%)	6mo	$310,000	$257	74
780 S Shasta Ave	0.21mi	3/1.0 (+1)	1,247 (+7%)	2mo	$325,000	$261	71
621 S Shasta Ave	0.12mi	3/2.0 (+1)	1,064 (-9%)	2mo	$324,700	$305	70
216 N Deanjou Ave	0.53mi	3/1.5 (+1)	1,144 (-2%)	1mo	$315,000	$275	65
136 Cottonwood Dr	0.19mi	3/2.0 (+1)	1,244 (+7%)	8mo	$299,900	$241	64
179 N Deanjou Ave	0.50mi	3/1.5 (+1)	1,144 (-2%)	6mo	$295,000	$258	62
193 N Deanjou Ave	0.51mi	3/2.0 (+1)	1,144 (-2%)	8mo	$357,000	$312	57
250 Tierra Cir	0.56mi	3/2.0 (+1)	1,079 (-7%)	2mo	$310,000	$287	51
124 Paxon Ave	0.51mi	3/2.0 (+1)	1,313 (+13%)	4mo	$349,000	$266	43
589 Clearview Way	0.61mi	3/1.0 (+1)	999 (-14%)	9mo	$328,000	$328	36
640 N Heights Dr	0.66mi	3/2.0 (+1)	1,304 (+12%)	9mo	$350,000	$268	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-45,651
• Equity at exit: $35,039

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-49,565
• Equity at exit: $20,319

Cash invested: $65,800 (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 97524

• Home prices YoY: -27.7%
• Active inventory: 233
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$98
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-119

Break-even live

Break-even rent $1,953

Max offer price $214,063

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-52	+0% $-119	+5% $-185	+10% $-252
Rent	-10% $-261	-5% $-190	+0% $-119	+5% $-47	+10% $24
Rate	-1.0pp $0	-0.5pp $-59	base $-119	+0.5pp $-179	+1.0pp $-241

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Fargo St Unit 204 Eagle Point, OR	2.0	1.0	744	$1,395	$1.88	15d	1	0.08mi
113 Little Butte Dr Eagle Point, OR	3.0	2.0	1336	$2,400	$1.80	15d	1	0.11mi
826 S Royal Ave Unit 828 Eagle Point, OR	2.0	1.0	780	$1,295	$1.66	45d	1	0.16mi
173 N Royal Ave Eagle Point, OR	3.0	2.0	1400	$1,950	$1.39	15d	1	0.54mi
118 N Shasta Ave Apt B Eagle Point, OR	3.0	2.0	1110	$1,695	$1.53	22d	1	0.60mi
476 Teakwood Dr Eagle Point, OR	3.0	2.0	1400	$2,000	$1.43	22d	1	1.07mi

Listing history 9 events

1. 2026-05-11
   status Pending 1000-char remark

   Show marketing remark (1000 chars)

   Located just minutes from parks, schools and downtown Eagle Point, this charming property offers tremendous opportunity for anyone with imagination. Fantastic investor or flip opportunity, this home sits on a big lot with large front and back garden and offers solid bones with a metal roof, wood siding, vinyl windows, and great potential. Inviting covered porch entry, tile flooring, living room with wood fireplace, and dining area with a second wood stove and access to a covered side garden. Kitchen has tile counters, wood cabinets, a glass top range, stainless steel microwave and additional storage. Two bedrooms and a full bath sit off the hall, which leads to a large bonus room that could become a game room, extra living space, or a large primary suite with walk-in closet. The back garden is roomy and ready for upgrades. Long driveway leads to an attached single car garage ideal for storage or a small shop. This is a great chance to bring your tools and update a home with real upside

2. 2026-04-17
   status Active 1000-char remark

   Show marketing remark (1000 chars)

   Located just minutes from parks, schools and downtown Eagle Point, this charming property offers tremendous opportunity for anyone with imagination. Fantastic investor or flip opportunity, this home sits on a big lot with large front and back garden and offers solid bones with a metal roof, wood siding, vinyl windows, and great potential. Inviting covered porch entry, tile flooring, living room with wood fireplace, and dining area with a second wood stove and access to a covered side garden. Kitchen has tile counters, wood cabinets, a glass top range, stainless steel microwave and additional storage. Two bedrooms and a full bath sit off the hall, which leads to a large bonus room that could become a game room, extra living space, or a large primary suite with walk-in closet. The back garden is roomy and ready for upgrades. Long driveway leads to an attached single car garage ideal for storage or a small shop. This is a great chance to bring your tools and update a home with real upside

3. 2026-04-17
   price $235,000 1000-char remark

   Show marketing remark (1000 chars)

   Located just minutes from parks, schools and downtown Eagle Point, this charming property offers tremendous opportunity for anyone with imagination. Fantastic investor or flip opportunity, this home sits on a big lot with large front and back garden and offers solid bones with a metal roof, wood siding, vinyl windows, and great potential. Inviting covered porch entry, tile flooring, living room with wood fireplace, and dining area with a second wood stove and access to a covered side garden. Kitchen has tile counters, wood cabinets, a glass top range, stainless steel microwave and additional storage. Two bedrooms and a full bath sit off the hall, which leads to a large bonus room that could become a game room, extra living space, or a large primary suite with walk-in closet. The back garden is roomy and ready for upgrades. Long driveway leads to an attached single car garage ideal for storage or a small shop. This is a great chance to bring your tools and update a home with real upside

4. 2026-04-09
   status Pending 1000-char remark

   Show marketing remark (1000 chars)

   Located just minutes from parks, schools and downtown Eagle Point, this charming property offers tremendous opportunity for anyone with imagination. Fantastic investor or flip opportunity, this home sits on a big lot with large front and back garden and offers solid bones with a metal roof, wood siding, vinyl windows, and great potential. Inviting covered porch entry, tile flooring, living room with wood fireplace, and dining area with a second wood stove and access to a covered side garden. Kitchen has tile counters, wood cabinets, a glass top range, stainless steel microwave and additional storage. Two bedrooms and a full bath sit off the hall, which leads to a large bonus room that could become a game room, extra living space, or a large primary suite with walk-in closet. The back garden is roomy and ready for upgrades. Long driveway leads to an attached single car garage ideal for storage or a small shop. This is a great chance to bring your tools and update a home with real upside

5. 2026-03-30
   price $249,000 1000-char remark

   Show marketing remark (1000 chars)

   Located just minutes from parks, schools and downtown Eagle Point, this charming property offers tremendous opportunity for anyone with imagination. Fantastic investor or flip opportunity, this home sits on a big lot with large front and back garden and offers solid bones with a metal roof, wood siding, vinyl windows, and great potential. Inviting covered porch entry, tile flooring, living room with wood fireplace, and dining area with a second wood stove and access to a covered side garden. Kitchen has tile counters, wood cabinets, a glass top range, stainless steel microwave and additional storage. Two bedrooms and a full bath sit off the hall, which leads to a large bonus room that could become a game room, extra living space, or a large primary suite with walk-in closet. The back garden is roomy and ready for upgrades. Long driveway leads to an attached single car garage ideal for storage or a small shop. This is a great chance to bring your tools and update a home with real upside

6. 2025-12-03
   price $255,000 1000-char remark

   Show marketing remark (1000 chars)

   Located just minutes from parks, schools and downtown Eagle Point, this charming property offers tremendous opportunity for anyone with imagination. Fantastic investor or flip opportunity, this home sits on a big lot with large front and back garden and offers solid bones with a metal roof, wood siding, vinyl windows, and great potential. Inviting covered porch entry, tile flooring, living room with wood fireplace, and dining area with a second wood stove and access to a covered side garden. Kitchen has tile counters, wood cabinets, a glass top range, stainless steel microwave and additional storage. Two bedrooms and a full bath sit off the hall, which leads to a large bonus room that could become a game room, extra living space, or a large primary suite with walk-in closet. The back garden is roomy and ready for upgrades. Long driveway leads to an attached single car garage ideal for storage or a small shop. This is a great chance to bring your tools and update a home with real upside

7. 2025-11-19
   listed $265,000 Active 1000-char remark

   Show marketing remark (1000 chars)

   Located just minutes from parks, schools and downtown Eagle Point, this charming property offers tremendous opportunity for anyone with imagination. Fantastic investor or flip opportunity, this home sits on a big lot with large front and back garden and offers solid bones with a metal roof, wood siding, vinyl windows, and great potential. Inviting covered porch entry, tile flooring, living room with wood fireplace, and dining area with a second wood stove and access to a covered side garden. Kitchen has tile counters, wood cabinets, a glass top range, stainless steel microwave and additional storage. Two bedrooms and a full bath sit off the hall, which leads to a large bonus room that could become a game room, extra living space, or a large primary suite with walk-in closet. The back garden is roomy and ready for upgrades. Long driveway leads to an attached single car garage ideal for storage or a small shop. This is a great chance to bring your tools and update a home with real upside

8. 2025-09-29
   soldstatus $181,000
9. 1984-02-22
   soldstatus $39,440

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$527/yr (+$44/mo · 30.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,635
• − Mortgage interest: −$13,164
• − Property taxes: −$1,753
• − Insurance: −$1,972
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$6,836
• Taxable loss: −$5,552
• Est. tax savings @ 24.0%: +$1,333
• After-tax cash flow: $-90/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 — Eagle Point

• Score: 76/100
• State rank: #75
• US rank: #3362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Point, OR
• Population (ZIP): 15,072

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -116.82%
• Current HPI: 304.579
• 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

+495.8% since first listed

9 events — show timeline

• 2026-05-11 Pending — MLSCO
• 2026-04-17 Relisted — MLSCO
• 2026-04-17 Price Changed $235,000 MLSCO
• 2026-04-09 Pending — MLSCO
• 2026-03-30 Price Changed $249,000 MLSCO
• 2025-12-03 Price Changed $255,000 MLSCO
• 2025-11-19 Listed $265,000 MLSCO
• 2025-09-29 Sold (Public Records) $181,000 Public Records
• 1984-02-22 Sold (Public Records) $39,440 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,753 · +2.4% YoY. Source: county tax records.