555 Freeman Rd Unit 127 · Central Point, OR 97502

$199,000

3 bd · 1.0 ba · 1,440 sqft · Manufactured public records · 32 Days on market

Built 1980 Est $295k · 33% under

---

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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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

With a full price offer, seller is willing to paint the exterior (buyer can select the paint color) of the property! If you're searching for a move-in ready remodeled home in the Meadows 55+ Community, this is the one for you! This charmer features 3 bedrooms, 2 bathrooms, 1440 sq ft, open floor plan, spacious living room, large yard, covered patio, vaulted ceilings, attached 2 car garage, new carpet/laminate flooring throughout, new interior paint, new plumbing, new light fixtures, new vanities, new dishwasher, new range, and much more! Space rent is $630 per month and that covers clubhouse, trash, sewer, pool, & fitness room. Very rare opportunity to find a property at this price poi

Key facts

• Open floor plan
• New carpet
• Large yard

Tags

• REMODELED HOME
• OPEN FLOOR PLAN
• LARGE YARD
• COVERED PATIO
• VAULTED CEILINGS
• NEW CARPET

Property features AI

Finance

• Financial info: Monthly land lease: $630
• HOA & community: CC&Rs in place; On leased land (land lease applies)

Exterior

• Parking: Attached garage (concrete), 1 garage space
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Mobile home (double wide) located in a park; One level; May remain in park; Skirted with wood; Flood zone status noted
• Construction: Built in 1980; Composition roof; Pillar/post/pier foundation
• Exterior features: Fenced lot; Level lot; Paved road access; Aluminum window frames; Carbon monoxide and smoke detectors

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Water heater
• Bedrooms: 3 bedrooms (primary on main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Open floor plan; Primary bedroom on main level; Shower/tub combo; Vaulted ceilings
• Laundry & utility: Laundry room

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$295,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/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 $196k (1.7% below list).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Zoned schools: Central Point Elementary School (math 22% / reading 27%, grade F, #320 of 412 statewide, top 82%, 454 students, 66% FRL); Scenic Middle School (math 19% / reading 41%, grade F, #84 of 128 statewide, top 66%, 844 students, 58% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 211 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1k of loan paydown is wiped out by about $6k 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 32 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $295,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 Freeman Rd Unit 146	0.12mi	3/2.0	1,512 (+5%)	6mo	$341,000	$226	77
555 Freeman Rd Unit 85	0.12mi	3/2.0	1,512 (+5%)	7mo	$319,900	$212	76
555 Freeman Rd #136	0.12mi	3/2.0	1,512 (+5%)	7mo	$321,000	$212	76
555 Freeman Rd #254	0.11mi	2/2.0 (-1)	1,512 (+5%)	2mo	$310,000	$205	76
555 Freeman Rd #251	0.12mi	3/2.0	1,512 (+5%)	9mo	$320,000	$212	74
555 Freeman Rd #204	0.12mi	2/2.0 (-1)	1,512 (+5%)	5mo	$315,000	$208	73
555 Freeman Rd Unit 188	0.12mi	3/2.0	1,536 (+7%)	8mo	$245,000	$160	72
555 Freeman Rd Unit 115	0.12mi	2/2.0 (-1)	1,512 (+5%)	10mo	$305,000	$202	69
555 Freeman Rd #73	0.12mi	3/2.0	1,620 (+12%)	2mo	$330,000	$204	68
555 Freeman Rd #209	0.11mi	3/2.0	1,620 (+12%)	2mo	$315,000	$194	68
555 Freeman Rd #67	0.12mi	3/2.0	1,593 (+11%)	9mo	$202,000	$127	66
301 Freeman Rd Unit 23	0.22mi	2/2.0 (-1)	1,248 (-13%)	5mo	$83,000	$67	55

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-10,561
• Equity at exit: $29,672

10-year hold

• IRR: 6.0%
• Equity multiple: 1.47×
• Total profit: $26,360
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $300

Break-even live

Break-even rent $1,577

Max offer price $199,000

Occupancy floor 80%

Sensitivity live

Price	-10% $412	-5% $356	+0% $300	+5% $243	+10% $187
Rent	-10% $145	-5% $222	+0% $300	+5% $377	+10% $454
Rate	-1.0pp $400	-0.5pp $350	base $300	+0.5pp $248	+1.0pp $196

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.10mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	14d	1	0.12mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	44d	1	0.13mi
617 Valley Heart Ln Unit 619 Central Point, OR	3.0	2.0	1162	$1,595	$1.37	22d	1	0.14mi
525 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.23mi
565 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.24mi
563 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.24mi
50 S 9th St #4 Central Point, OR	2.0	1.0	1100	$1,335	$1.21	14d	1	0.44mi
935 Fairfield Cir Central Point, OR	3.0	2.0	1537	$2,495	$1.62	22d	1	0.45mi
324 Cheney Loop Central Point, OR	2.0	2.0	1283	$1,500	$1.17	14d	1	0.65mi
283 Tyler Ave Central Point, OR	2.0	2.5	1425	$2,000	$1.40	14d	1	0.70mi
549 Glenn Way Central Point, OR	3.0	2.0	1078	$2,100	$1.95	44d	1	0.72mi
362 Jans Ct Central Point, OR	3.0	2.5	1592	$1,775	$1.11	22d	1	0.95mi
4726 Gebhard Rd Unit 1 Central Point, OR	3.0	2.5	1584	$2,250	$1.42	44d	1	0.96mi
1149 Annalise St Central Point, OR	3.0	2.5	1379	$2,395	$1.74	22d	1	1.00mi
2635 Parkwood Village Ln Central Point, OR	3.0	2.5	1596	$2,250	$1.41	22d	1	1.02mi
2643 Parkwood Village Ln Central Point, OR	3.0	2.5	1685	$2,150	$1.28	44d	1	1.02mi
1240 Vista Dr Central Point, OR	3.0	1.0	1188	$1,675	$1.41	44d	1	1.19mi

Listing history 18 events

1. 2026-06-19
   days on market $199,000 Active 32 DOM
2. 2026-06-18
   days on market $199,000 Active 31 DOM
3. 2026-06-17
   days on market $199,000 Active 30 DOM
4. 2026-06-16
   days on market $199,000 Active 29 DOM
5. 2026-06-15
   price $199,000 Active 28 DOM
6. 2026-06-15
   days on market $210,000 Active 28 DOM
7. 2026-06-14
   days on market $210,000 Active 26 DOM
8. 2026-06-13
   days on market $210,000 Active 25 DOM
9. 2026-06-10
   days on market $210,000 Active 23 DOM
10. 2026-06-09
    days on market $210,000 Active 22 DOM
11. 2026-06-08
    days on market $210,000 Active 21 DOM
12. 2026-06-07
    days on market $210,000 Active 20 DOM
13. 2026-06-02
    days on market $210,000 Active 15 DOM
14. 2026-06-01
    days on market $210,000 Active 14 DOM
15. 2026-05-31
    days on market $210,000 Active 13 DOM
16. 2026-05-30
    days on market $210,000 Active 12 DOM
17. 2026-05-19
    price $210,000
18. 2026-05-18
    listed $205,000 Active

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$1,293/yr (+$108/mo · 202.7%)

ⓘ 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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 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: $23,479
• − Mortgage interest: −$11,147
• − Property taxes: −$638
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$5,789
• Taxable income: $356
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $3,510/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

+2.4% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $210,000 MLSCO
• 2026-05-18 Listed $205,000 MLSCO

Property tax history

+13.2%/yr

Latest (2022): $638 · +322.7% YoY. Source: county tax records.