1061 Lee Roze Ln · Grants Pass, OR 97527

$45,000

3 bd · 2.0 ba · 1,505 sqft · Manufactured public records · 127 Days on market

Built 1981 $30/sqft · 46% below area Est $83k · 46% under ↓ 18% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

1505 sf manufactured home with 3 bedrooms, 2 full baths, Inviting oversized entry porch spanning the full length of the home, which can be used as an extended living area, Spacious primary bedroom with 2 huge closets featuring floor-to-ceiling mirrors, Vaulted ceilings in dining and living room, Kitchen is endowed with an abundance of cabinets, counters & a sweet little breakfast nook, Carpet & vinyl throughout Laundry room inside of the home, W/ D included-- All kitchen appliances will remain in the home-- Water, gas and garbage service are included with the space rent Backyard features a small pond & covered patio, HVAC unit --Two-car covered carport. Internet & phone service available in the area--THIS is in a 55plus park. Rent now $1100 a month. Private and public elementary schools nearby

Key facts

• Parking
• Built 1981
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.3% 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; 5 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 34% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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: 4.24% ✓
• Cap rate: 38.26%
• Cash-on-cash: 114.18%
• DSCR: 6.08
• GRM: 2.0

CMA / ARV

• ARV (median comp): $82,897
• List price: $45,000
• Delta: -45.72%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1061 Lee Roze Ln	0.00mi	3/2.0	1,505 (0%)	0mo	$32,500	$22	100
1942 Parkdale Dr Dr	0.06mi	3/2.0	1,440 (-4%)	1mo	$52,000	$36	89
1125 SE Lee Roze Ln	0.07mi	2/2.0 (-1)	1,524 (+1%)	3mo	$98,000	$64	87
1026 Lee Roze Ln #1026	0.04mi	3/2.0	1,500 (-0%)	22mo	$94,750	$63	79
1696 Parkdale Dr	0.16mi	3/2.0	1,596 (+6%)	10mo	$87,000	$55	74
1048 Lee Roze Ln	0.03mi	3/2.0	1,620 (+8%)	18mo	$115,000	$71	71
1331 Vista Dr	0.52mi	3/2.0	1,456 (-3%)	5mo	$210,000	$144	66
1078 Lee Roze Ln	0.03mi	3/2.0	1,292 (-14%)	12mo	$70,000	$54	65
138 Parkdale Cir	0.10mi	2/2.0 (-1)	1,344 (-11%)	10mo	$72,700	$54	64

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: —
• Equity multiple: 6.49×
• Total profit: $69,187
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.62×
• Total profit: $159,072
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$236
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,199

Break-even live

Break-even rent $390

Max offer price $45,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,224	-5% $1,212	+0% $1,199	+5% $1,186	+10% $1,173
Rent	-10% $1,048	-5% $1,124	+0% $1,199	+5% $1,274	+10% $1,350
Rate	-1.0pp $1,222	-0.5pp $1,210	base $1,199	+0.5pp $1,187	+1.0pp $1,175

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 SE Cherry Ln Grants Pass, OR	3.0	2.0	1474	$1,975	$1.34	44d	1	0.96mi
323 SE K St Unit 325 Grants Pass, OR	2.0	1.5	1273	$1,495	$1.17	44d	1	1.10mi
1154 SW Lee Ln Grants Pass, OR	3.0	1.5	1232	$1,850	$1.50	44d	1	1.19mi
1108 SW Oak St Grants Pass, OR	3.0	1.0	1201	$1,800	$1.50	44d	1	1.23mi
1006 SW L St Grants Pass, OR	3.0	2.0	1494	$2,125	$1.42	44d	1	1.50mi

Listing history 10 events

1. 2026-06-01
   status $45,000 Pending 127 DOM
2. 2026-05-31
   days on market $45,000 Active 127 DOM
3. 2026-05-30
   days on market $45,000 Active 126 DOM
4. 2026-04-01
   price $45,000 834-char remark

   Show marketing remark (834 chars)

   1505 sf manufactured home with 3 bedrooms, 2 full baths, Inviting oversized entry porch spanning the full length of the home, which can be used as an extended living area, Spacious primary bedroom with 2 huge closets featuring floor-to-ceiling mirrors, Vaulted ceilings in dining and living room, Kitchen is endowed with an abundance of cabinets, counters & a sweet little breakfast nook, Carpet & vinyl throughout Laundry room inside of the home, W/ D included-- All kitchen appliances will remain in the home-- Water, gas and garbage service are included with the space rent Backyard features a small pond & covered patio, HVAC unit --Two-car covered carport. Internet & phone service available in the area--THIS is in a 55plus park. Rent now $1100 a month. Private and public elementary schools nearby

5. 2026-01-24
   listed $50,000 Active 834-char remark

   Show marketing remark (834 chars)

   1505 sf manufactured home with 3 bedrooms, 2 full baths, Inviting oversized entry porch spanning the full length of the home, which can be used as an extended living area, Spacious primary bedroom with 2 huge closets featuring floor-to-ceiling mirrors, Vaulted ceilings in dining and living room, Kitchen is endowed with an abundance of cabinets, counters & a sweet little breakfast nook, Carpet & vinyl throughout Laundry room inside of the home, W/ D included-- All kitchen appliances will remain in the home-- Water, gas and garbage service are included with the space rent Backyard features a small pond & covered patio, HVAC unit --Two-car covered carport. Internet & phone service available in the area--THIS is in a 55plus park. Rent now $1100 a month. Private and public elementary schools nearby

6. 2004-01-05
   soldstatus $52,000 201-char remark

   Show marketing remark (201 chars)

   Info Only Mobile On Rented Land. Must Have Dealer License. Adult Community 55+. Land Rent $300./Month. Workshop/Shed. Larger Master Bath. Koi Pond And 2 Large Storage Units In Back. Back On The Market!

7. 2004-01-05
   soldstatus $52,000

   Show marketing remark (201 chars)

   Info Only Mobile On Rented Land. Must Have Dealer License. Adult Community 55+. Land Rent $300./Month. Workshop/Shed. Larger Master Bath. Koi Pond And 2 Large Storage Units In Back. Back On The Market!

8. 2003-10-10
   listed $52,000 201-char remark

   Show marketing remark (201 chars)

   Info Only Mobile On Rented Land. Must Have Dealer License. Adult Community 55+. Land Rent $300./Month. Workshop/Shed. Larger Master Bath. Koi Pond And 2 Large Storage Units In Back. Back On The Market!

9. 2003-10-10
   listed $52,000

   Show marketing remark (201 chars)

   Info Only Mobile On Rented Land. Must Have Dealer License. Adult Community 55+. Land Rent $300./Month. Workshop/Shed. Larger Master Bath. Koi Pond And 2 Large Storage Units In Back. Back On The Market!

10. 1994-10-01
    soldstatus $55,000

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $639 · $53/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,889
• − Mortgage interest: −$2,521
• − Property taxes: −$639
• − Insurance: −$225
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$1,309
• Taxable income: $14,533
• Est. tax owed @ 24.0%: −$3,488
• After-tax cash flow: $10,898/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

-18.2% since first listed

7 events — show timeline

• 2026-04-01 Price Changed $45,000 MLSCO
• 2026-01-24 Listed $50,000 MLSCO
• 2004-01-05 Sold (MLS) $52,000 RMLS
• 2004-01-05 Sold (MLS) $52,000 MLSCO
• 2003-10-10 Listed $52,000 RMLS
• 2003-10-10 Listed $52,000 MLSCO
• 1994-10-01 Sold (Public Records) $55,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $639 · +3.4% YoY. Source: county tax records.