421 Stevens Rd #14 · Eagle Point, OR 97524

$19,000

2 bd · 1.0 ba · 800 sqft · Land public records · 143 Days on market

Built 1968 $24/sqft · 58% below area $750/mo HOA · 55% of rent ↓ 18% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this move in ready home, located in Oak Hill Mobile Estates 55+ community in Eagle Point. This 2-bedroom, 1.5-bath home home features a spacious living room and a galley-style kitchen with granite countertops. The home has been updated with new carpet in the living room and bedrooms, along with new LVP flooring in both bathrooms, complete with updated shower and toilets. Updated heating and air conditioning system. Enjoy the outdoors with large covered patios on both sides of the home, multiple outdoor storage areas, and a fully fenced yard—perfect for relaxing, gardening, or entertaining.

Key facts

• Updated toilets
• New carpet
• New lvp flooring

Tags

• GALLEY STYLE KITCHEN
• GRANITE COUNTERTOPS
• NEW CARPET
• NEW LVP FLOORING
• UPDATED SHOWER
• UPDATED TOILETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $19k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $131 of loan paydown is wiped out by about $570 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 + 3.0% rent growth), your $5k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $11k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1968 — 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. 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?
7. 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.
8. 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.
9. 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: 7.24% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.88%
• DSCR: 3.13
• GRM: 1.2

CMA / ARV

• ARV (median comp): $45,169
• List price: $19,000
• Delta: -57.94%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.05×
• Total profit: $10,917
• Equity at exit: $2,833

10-year hold

• IRR: 52.7%
• Equity multiple: 6.42×
• Total profit: $28,852
• Equity at exit: $1,643

Cash invested: $5,320 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$100
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$8
• HOA: −$750
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $212

Break-even live

Break-even rent $1,106

Max offer price $19,000

Occupancy floor 80%

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 N Shasta Ave Apt B Eagle Point, OR	3.0	2.0	1110	$1,695	$1.53	20d	1	0.30mi
204 Fargo St Unit 204 Eagle Point, OR	2.0	1.0	744	$1,395	$1.88	13d	1	0.60mi
247 Lorraine Ave Apt 3 Eagle Point, OR	1.0	1.0	655	$1,150	$1.76	43d	1	0.66mi
247 Lorraine Ave Unit 1 Eagle Point, OR	1.0	1.0	655	$1,050	$1.60	13d	1	0.66mi
826 S Royal Ave Unit 828 Eagle Point, OR	2.0	1.0	780	$1,295	$1.66	43d	1	0.69mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 30 events

1. 2026-06-19
   days on market $19,000 Active 143 DOM
2. 2026-06-18
   days on market $19,000 Active 142 DOM
3. 2026-06-17
   days on market $19,000 Active 141 DOM
4. 2026-06-16
   days on market $19,000 Active 140 DOM
5. 2026-06-15
   price $19,000 Active 139 DOM
6. 2026-06-15
   days on market $21,000 Active 139 DOM
7. 2026-06-14
   days on market $21,000 Active 137 DOM
8. 2026-06-13
   days on market $21,000 Active 136 DOM
9. 2026-06-10
   days on market $21,000 Active 134 DOM
10. 2026-06-09
    days on market $21,000 Active 133 DOM
11. 2026-06-08
    days on market $21,000 Active 132 DOM
12. 2026-06-07
    days on market $21,000 Active 131 DOM
13. 2026-06-05
    days on market $21,000 Active 128 DOM
14. 2026-06-03
    days on market $21,000 Active 127 DOM
15. 2026-06-02
    days on market $21,000 Active 126 DOM
16. 2026-06-01
    days on market $21,000 Active 125 DOM
17. 2026-05-31
    days on market $21,000 Active 124 DOM
18. 2026-05-30
    days on market $21,000 Active 123 DOM
19. 2026-03-19
    price $23,000 613-char remark

    Show marketing remark (613 chars)

    Welcome to this move in ready home, located in Oak Hill Mobile Estates 55+ community in Eagle Point. This 2-bedroom, 1.5-bath home home features a spacious living room and a galley-style kitchen with granite countertops. The home has been updated with new carpet in the living room and bedrooms, along with new LVP flooring in both bathrooms, complete with updated shower and toilets. Updated heating and air conditioning system. Enjoy the outdoors with large covered patios on both sides of the home, multiple outdoor storage areas, and a fully fenced yard—perfect for relaxing, gardening, or entertaining.

20. 2026-03-05
    price $25,000 613-char remark

    Show marketing remark (613 chars)

    Welcome to this move in ready home, located in Oak Hill Mobile Estates 55+ community in Eagle Point. This 2-bedroom, 1.5-bath home home features a spacious living room and a galley-style kitchen with granite countertops. The home has been updated with new carpet in the living room and bedrooms, along with new LVP flooring in both bathrooms, complete with updated shower and toilets. Updated heating and air conditioning system. Enjoy the outdoors with large covered patios on both sides of the home, multiple outdoor storage areas, and a fully fenced yard—perfect for relaxing, gardening, or entertaining.

21. 2026-03-02
    status Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to this move in ready home, located in Oak Hill Mobile Estates 55+ community in Eagle Point. This 2-bedroom, 1.5-bath home home features a spacious living room and a galley-style kitchen with granite countertops. The home has been updated with new carpet in the living room and bedrooms, along with new LVP flooring in both bathrooms, complete with updated shower and toilets. Updated heating and air conditioning system. Enjoy the outdoors with large covered patios on both sides of the home, multiple outdoor storage areas, and a fully fenced yard—perfect for relaxing, gardening, or entertaining.

22. 2026-02-26
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Welcome to this move in ready home, located in Oak Hill Mobile Estates 55+ community in Eagle Point. This 2-bedroom, 1.5-bath home home features a spacious living room and a galley-style kitchen with granite countertops. The home has been updated with new carpet in the living room and bedrooms, along with new LVP flooring in both bathrooms, complete with updated shower and toilets. Updated heating and air conditioning system. Enjoy the outdoors with large covered patios on both sides of the home, multiple outdoor storage areas, and a fully fenced yard—perfect for relaxing, gardening, or entertaining.

23. 2026-02-11
    price $27,000 613-char remark

    Show marketing remark (613 chars)

    Welcome to this move in ready home, located in Oak Hill Mobile Estates 55+ community in Eagle Point. This 2-bedroom, 1.5-bath home home features a spacious living room and a galley-style kitchen with granite countertops. The home has been updated with new carpet in the living room and bedrooms, along with new LVP flooring in both bathrooms, complete with updated shower and toilets. Updated heating and air conditioning system. Enjoy the outdoors with large covered patios on both sides of the home, multiple outdoor storage areas, and a fully fenced yard—perfect for relaxing, gardening, or entertaining.

24. 2026-01-23
    listed $29,900 Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to this move in ready home, located in Oak Hill Mobile Estates 55+ community in Eagle Point. This 2-bedroom, 1.5-bath home home features a spacious living room and a galley-style kitchen with granite countertops. The home has been updated with new carpet in the living room and bedrooms, along with new LVP flooring in both bathrooms, complete with updated shower and toilets. Updated heating and air conditioning system. Enjoy the outdoors with large covered patios on both sides of the home, multiple outdoor storage areas, and a fully fenced yard—perfect for relaxing, gardening, or entertaining.

25. 2026-01-09
    status Pending
26. 2026-01-08
    historical
27. 2025-11-07
    price $22,000
28. 2025-11-07
    status Active
29. 2025-11-05
    historical
30. 2025-10-16
    listed $28,000 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: $196 · $16/mo
• Projected year-2 tax: $196 · $16/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥99°F today · 13 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: $16,498
• − Mortgage interest: −$1,064
• − Property taxes: −$196
• − Insurance: −$95
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − HOA: −$9,000
• − Depreciation: −$553
• Taxable income: $2,951
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $1,839/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

-17.9% since first listed

12 events — show timeline

• 2026-03-19 Price Changed $23,000 MLSCO
• 2026-03-05 Price Changed $25,000 MLSCO
• 2026-03-02 Relisted — MLSCO
• 2026-02-26 Pending — MLSCO
• 2026-02-11 Price Changed $27,000 MLSCO
• 2026-01-23 Listed $29,900 MLSCO
• 2026-01-09 Pending — MLSCO
• 2026-01-08 Listing Removed — MLSCO
• 2025-11-07 Price Changed $22,000 MLSCO
• 2025-11-07 Relisted — MLSCO
• 2025-11-05 Listing Removed — MLSCO
• 2025-10-16 Listed $28,000 MLSCO

Property tax history

+0.5%/yr

Latest (2022): $196 · +2.8% YoY. Source: county tax records.