133 Edith Cir · Eagle Point, OR 97524

$255,000

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 149 Days on market

Built 1993 9,583 sqft lot $255/sqft · 20% below area Est $318k · 20% 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 +8.7/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath single-level home offers 1,001 sq ft of comfortable living on a 0.22-acre lot in a cul-de-sac. Built in 1993, the functional layout provides ease and convenience, with a light-filled living area and a practical kitchen ready for personalization. The outdoor space offers room to enjoy gardening, outdoor activities, or relaxing evenings, while the 280 sq ft garage provides convenient parking and additional storage. Located close to local amenities, parks, and schools, this home offers a balance of privacy and accessibility in an established community.

Key facts

• Single-level home
• Practical kitchen
• Outdoor space

Tags

• SINGLE-LEVEL HOME
• LIGHT-FILLED LIVING AREA
• PRACTICAL KITCHEN
• OUTDOOR SPACE
• CUL-DE-SAC
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (31.1% below list).
• Recommended offer: $176k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Market conditions: 233 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $8k 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 149 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $255k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $175,741 (31.1% 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 149 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.69% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (median comp): $317,829
• List price: $255,000
• Delta: -19.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 S Shasta Ave	0.25mi	3/2.0	1,064 (+6%)	2mo	$324,700	$305	73
589 Clearview Way	0.73mi	3/1.0	999 (-0%)	9mo	$328,000	$328	58
720 Sarah Park Cir	0.22mi	3/2.0	1,122 (+12%)	12mo	$329,000	$293	56
250 Tierra Cir	0.66mi	3/2.0	1,079 (+8%)	2mo	$310,000	$287	51
600 Elm Way	0.50mi	2/1.5 (-1)	976 (-2%)	19mo	$310,000	$318	50
216 N Deanjou Ave	0.61mi	3/1.5	1,144 (+14%)	1mo	$315,000	$275	45
179 N Deanjou Ave	0.57mi	3/1.5	1,144 (+14%)	6mo	$295,000	$258	43
193 N Deanjou Ave	0.59mi	3/2.0	1,144 (+14%)	8mo	$357,000	$312	38

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-55,070
• Equity at exit: $38,021

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-65,856
• Equity at exit: $22,048

Cash invested: $71,400 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-215

Break-even live

Break-even rent $2,029

Max offer price $217,062

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-143	+0% $-215	+5% $-287	+10% $-359
Rent	-10% $-354	-5% $-284	+0% $-215	+5% $-145	+10% $-76
Rate	-1.0pp $-86	-0.5pp $-150	base $-215	+0.5pp $-281	+1.0pp $-348

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
826 S Royal Ave Unit 828 Eagle Point, OR	2.0	1.0	780	$1,295	$1.66	44d	1	0.04mi
113 Little Butte Dr Eagle Point, OR	3.0	2.0	1336	$2,400	$1.80	14d	1	0.05mi
204 Fargo St Unit 204 Eagle Point, OR	2.0	1.0	744	$1,395	$1.88	14d	1	0.18mi
173 N Royal Ave Eagle Point, OR	3.0	2.0	1400	$1,950	$1.39	14d	1	0.71mi
118 N Shasta Ave Apt B Eagle Point, OR	3.0	2.0	1110	$1,695	$1.53	22d	1	0.77mi
476 Teakwood Dr Eagle Point, OR	3.0	2.0	1400	$2,000	$1.43	22d	1	1.21mi

Listing history 31 events

1. 2026-06-21
   days on market $255,000 Active 149 DOM
2. 2026-06-19
   pricedays on market $255,000 Active 147 DOM
3. 2026-06-18
   remarks 652-char remark
4. 2026-06-18
   days on market $265,000 Active 146 DOM
5. 2026-06-17
   days on market $265,000 Active 145 DOM
6. 2026-06-16
   status $265,000 Active 144 DOM
7. 2026-06-16
   days on market $265,000 Active Under Contract 144 DOM
8. 2026-06-15
   days on market $265,000 Active Under Contract 143 DOM
9. 2026-06-14
   days on market $265,000 Active Under Contract 141 DOM
10. 2026-06-13
    days on market $265,000 Active Under Contract 140 DOM
11. 2026-06-10
    days on market $265,000 Active Under Contract 138 DOM
12. 2026-06-09
    days on market $265,000 Active Under Contract 137 DOM
13. 2026-06-08
    days on market $265,000 Active Under Contract 136 DOM
14. 2026-06-07
    days on market $265,000 Active Under Contract 135 DOM
15. 2026-06-05
    days on market $265,000 Active Under Contract 132 DOM
16. 2026-06-03
    days on market $265,000 Active Under Contract 131 DOM
17. 2026-06-02
    days on market $265,000 Active Under Contract 130 DOM
18. 2026-06-01
    days on market $265,000 Active Under Contract 129 DOM
19. 2026-06-01
    status $265,000 Active Under Contract 128 DOM
20. 2026-05-31
    days on market $265,000 Active 128 DOM
21. 2026-05-30
    days on market $265,000 Active 127 DOM
22. 2026-05-15
    status Active 578-char remark

    Show marketing remark (578 chars)

    This 3-bedroom, 1-bath single-level home offers 1,001 sq ft of comfortable living on a 0.22-acre lot in a cul-de-sac. Built in 1993, the functional layout provides ease and convenience, with a light-filled living area and a practical kitchen ready for personalization. The outdoor space offers room to enjoy gardening, outdoor activities, or relaxing evenings, while the 280 sq ft garage provides convenient parking and additional storage. Located close to local amenities, parks, and schools, this home offers a balance of privacy and accessibility in an established community.

23. 2026-03-05
    historical Active Under Contract 578-char remark

    Show marketing remark (578 chars)

    This 3-bedroom, 1-bath single-level home offers 1,001 sq ft of comfortable living on a 0.22-acre lot in a cul-de-sac. Built in 1993, the functional layout provides ease and convenience, with a light-filled living area and a practical kitchen ready for personalization. The outdoor space offers room to enjoy gardening, outdoor activities, or relaxing evenings, while the 280 sq ft garage provides convenient parking and additional storage. Located close to local amenities, parks, and schools, this home offers a balance of privacy and accessibility in an established community.

24. 2026-03-01
    price $265,000 578-char remark

    Show marketing remark (578 chars)

    This 3-bedroom, 1-bath single-level home offers 1,001 sq ft of comfortable living on a 0.22-acre lot in a cul-de-sac. Built in 1993, the functional layout provides ease and convenience, with a light-filled living area and a practical kitchen ready for personalization. The outdoor space offers room to enjoy gardening, outdoor activities, or relaxing evenings, while the 280 sq ft garage provides convenient parking and additional storage. Located close to local amenities, parks, and schools, this home offers a balance of privacy and accessibility in an established community.

25. 2026-01-23
    listed $275,000 Active 578-char remark

    Show marketing remark (578 chars)

    This 3-bedroom, 1-bath single-level home offers 1,001 sq ft of comfortable living on a 0.22-acre lot in a cul-de-sac. Built in 1993, the functional layout provides ease and convenience, with a light-filled living area and a practical kitchen ready for personalization. The outdoor space offers room to enjoy gardening, outdoor activities, or relaxing evenings, while the 280 sq ft garage provides convenient parking and additional storage. Located close to local amenities, parks, and schools, this home offers a balance of privacy and accessibility in an established community.

26. 2015-11-02
    soldstatus $139,200 233-char remark

    Show marketing remark (233 chars)

    Great home on a quiet neighborhood for a low price. This home just got a freshening up and is move in ready. You will appreciate the large back yard and RV parking area and where else can you find something so perfect for this price.

27. 2015-08-23
    listed $129,900 233-char remark

    Show marketing remark (233 chars)

    Great home on a quiet neighborhood for a low price. This home just got a freshening up and is move in ready. You will appreciate the large back yard and RV parking area and where else can you find something so perfect for this price.

28. 2006-04-17
    soldstatus $90,500
29. 1998-07-14
    soldstatus $77,000
30. 1992-07-09
    soldstatus $15,750
31. 1991-05-10
    soldstatus $27,000

ⓘ 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: $1,915 · $160/mo
• Projected year-2 tax: $2,474 · $206/mo
• Expected delta: +$558/yr (+$47/mo · 29.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $21,089
• − Mortgage interest: −$14,284
• − Property taxes: −$1,915
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$7,418
• Taxable loss: −$7,178
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $-854/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

+881.5% since first listed

10 events — show timeline

• 2026-05-15 Relisted — RMLS
• 2026-03-05 Contingent — RMLS
• 2026-03-01 Price Changed $265,000 RMLS
• 2026-01-23 Listed $275,000 RMLS
• 2015-11-02 Sold (MLS) $139,200 MLSCO
• 2015-08-23 Listed $129,900 MLSCO
• 2006-04-17 Sold (Public Records) $90,500 Public Records
• 1998-07-14 Sold (Public Records) $77,000 Public Records
• 1992-07-09 Sold (Public Records) $15,750 Public Records
• 1991-05-10 Sold (Public Records) $27,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,915 · +2.4% YoY. Source: county tax records.