2398 Sasha Ct · Grants Pass, OR 97527

$149,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 240 Days on market

Built 1998 $93/sqft · 65% above area

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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
• 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

Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

Key facts

• Parking
• Built 1998
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: schools D, employment D, crime 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.
• Market conditions: Rents rising (+3.0%/yr); 185 active listings in the ZIP; 3 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).
• This rent runs 40% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $150k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.50% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.48%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $99,900
• List price: $149,900
• Delta: 50.05%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Agape Way	0.20mi	3/2.0	1,680 (+4%)	7mo	$148,900	$89	78
2398 Sasha Ct	0.00mi	4/2.0 (+1)	1,778 (+10%)	0mo	$130,000	$73	78
1418 SW Redfin Ln	0.24mi	3/2.0	1,680 (+4%)	6mo	$340,000	$202	77
310 Whispering Willow Dr	0.36mi	3/2.0	1,680 (+4%)	2mo	$92,000	$55	75
2327 Bradley Ct	0.08mi	3/2.0	1,728 (+7%)	16mo	$169,000	$98	72
2387 Mulberry Ct	0.16mi	2/2.0 (-1)	1,512 (-7%)	7mo	$83,000	$55	71
1426 Willow Ct	0.03mi	2/2.0 (-1)	1,512 (-7%)	14mo	$110,000	$73	71
2371 Ryan Ct	0.08mi	2/2.0 (-1)	1,509 (-7%)	12mo	$133,000	$88	70
298 Whispering Willow Dr	0.36mi	3/2.0	1,512 (-7%)	3mo	$88,000	$58	69
137 Blue Spruce Ln	0.30mi	3/2.0	1,701 (+5%)	11mo	$91,500	$54	68
1260 Willow Ct	0.17mi	3/2.0	1,716 (+6%)	16mo	$99,500	$58	68
110 Red Oak Ln	0.39mi	3/2.0	1,792 (+11%)	1mo	$105,000	$59	63

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $28,118
• Equity at exit: $22,351

10-year hold

• IRR: 25.2%
• Equity multiple: 3.20×
• Total profit: $92,244
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,249 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $821

Break-even live

Break-even rent $1,209

Max offer price $149,900

Occupancy floor 58%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 SW Otter Ct Grants Pass, OR	3.0	2.0	1545	$2,395	$1.55	43d	1	0.38mi
109 SW Otter Ct Grants Pass, OR	3.0	2.0	1545	$2,395	$1.55	44d	1	0.38mi
1605 Kokanee Ln Grants Pass, OR	3.0	2.0	1540	$2,200	$1.43	43d	1	0.47mi

Listing history 13 events

1. 2026-05-20
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

2. 2026-04-10
   price $149,900 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

3. 2026-02-26
   price $154,900 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

4. 2025-11-10
   status Active 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

5. 2025-10-20
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

6. 2025-10-17
   price $159,900 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

7. 2025-09-01
   status Active 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

8. 2025-08-28
   historical 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

9. 2025-08-27
   listed $169,900 Active 512-char remark

   Show marketing remark (512 chars)

   Very sweet 1998 manufactured home that has been lovingly cared for. Spacious rooms, vaulted ceilings, large carport and shed, split floorplan. Very lovely scenic murals but if you don't like them seller can issue credit to remove. Step in shower with benches in primary ensuite and huge closet. One of most popular senior parks in area because it is so well kept and affordable, $675 rent includes great well water. Brand new roof. Willow Estates is family owned and they take pride in having park look its best.

10. 2020-04-27
    historical
11. 2018-06-15
    soldstatus $81,000
12. 2018-03-14
    listed $83,333
13. 2008-01-08
    listed $94,900

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$175/yr (+$15/mo · 13.6%)

ⓘ 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 8 d/yr ≥99°F today · 17 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: $26,985
• − Mortgage interest: −$8,397
• − Property taxes: −$1,279
• − Insurance: −$750
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$4,361
• Taxable income: $7,881
• Est. tax owed @ 24.0%: −$1,891
• After-tax cash flow: $7,965/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

+58.0% since first listed

13 events — show timeline

• 2026-05-20 Pending — MLSCO
• 2026-04-10 Price Changed $149,900 MLSCO
• 2026-02-26 Price Changed $154,900 MLSCO
• 2025-11-10 Relisted — MLSCO
• 2025-10-20 Pending — MLSCO
• 2025-10-17 Price Changed $159,900 MLSCO
• 2025-09-01 Relisted — MLSCO
• 2025-08-28 Listing Removed — MLSCO
• 2025-08-27 Listed $169,900 MLSCO
• 2020-04-27 Listing Removed — MLSCO
• 2018-06-15 Sold (MLS) $81,000 MLSCO
• 2018-03-14 Listed $83,333 MLSCO
• 2008-01-08 Listed $94,900 MLSCO

Property tax history

+10.0%/yr

Latest (2025): $1,279 · +6.1% YoY. Source: county tax records.