3431 S Pacific Hwy Spc 98 · Medford, OR 97501

$88,500

2 bd · 1.0 ba · 1,248 sqft · Land public records · 35 Days on market

Built 1973

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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
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

Key facts

• Parking
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $88k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 2.8% in Medford — 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 (#78 in OR, #3,467 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A-; Watch: employment D+, crime F.
• Phoenix-Talent SD 4 (suburban): math 14% / reading 32% proficiency, ranked #58 of 58 in OR (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Phoenix High School (math 24% / reading 70%, grade D-, #56 of 143 statewide, top 41%, 700 students, 79% FRL) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 23% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Phoenix-Talent SD 4 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 70 active listings in the ZIP; 8 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 $612 of loan paydown is wiped out by about $3k 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 + 2.5% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $29k; list at $88k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $85,845 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.79%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 2.45×
• Total profit: $35,858
• Equity at exit: $13,196

10-year hold

• IRR: 41.0%
• Equity multiple: 4.78×
• Total profit: $93,591
• Equity at exit: $7,652

Cash invested: $24,780 (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 97501

• Rents YoY: 2.5%
• Active inventory: 70
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$464
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $801

Break-even live

Break-even rent $659

Max offer price $88,500

Occupancy floor 47%

Sensitivity live

Price	-10% $851	-5% $826	+0% $801	+5% $776	+10% $751
Rent	-10% $669	-5% $735	+0% $801	+5% $867	+10% $933
Rate	-1.0pp $846	-0.5pp $824	base $801	+0.5pp $778	+1.0pp $755

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Northridge Ter Medford, OR	2.0	1.5	950	$1,600	$1.68	21d	1	0.62mi
204 Cheryl Ln Unit J Phoenix, OR	2.0	1.5	1008	$1,350	$1.34	44d	1	1.02mi
310 Independence Cir Apt D Phoenix, OR	2.0	1.0	850	$1,595	$1.88	14d	1	1.26mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	21d	1	1.29mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	14d	1	1.29mi
1001 Olympic Ave Medford, OR	3.0	1.0	1100	$1,795	$1.63	44d	1	1.35mi
3007 Juanipero Way Unit 3007 Medford, OR	3.0	1.0	988	$1,595	$1.61	44d	1	1.38mi
3141 Alameda St Medford, OR	2.0–3.0	2.0	1350	$1,925	$1.43	14d	6	1.48mi

Listing history 18 events

1. 2026-04-18
   status Pending
2. 2026-04-07
   price $88,500
3. 2026-03-14
   listed $92,500 Active
4. 2025-11-07
   soldstatus $29,000 Closed 592-char remark

   Show marketing remark (592 chars)

   Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

5. 2025-10-27
   status Pending 592-char remark

   Show marketing remark (592 chars)

   Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

6. 2025-10-23
   price $35,000 592-char remark

   Show marketing remark (592 chars)

   Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

7. 2025-09-15
   price $39,000 592-char remark

   Show marketing remark (592 chars)

   Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

8. 2025-07-09
   price $49,000 592-char remark

   Show marketing remark (592 chars)

   Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

9. 2025-06-17
   price $52,900 592-char remark

   Show marketing remark (592 chars)

   Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

10. 2025-05-07
    status Active 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

11. 2025-05-01
    status Pending 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

12. 2025-04-29
    price $49,000 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

13. 2025-04-01
    price $59,900 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

14. 2025-03-11
    price $69,900 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

15. 2025-01-29
    price $74,900 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

16. 2025-01-18
    status Active 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

17. 2025-01-09
    status Pending 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

18. 2025-01-06
    listed $79,900 Active 592-char remark

    Show marketing remark (592 chars)

    Step into comfort with this spacious, double-wide manufactured home offering 2 large bedrooms, 2 full bathrooms, and thoughtful ADA accommodations for easy accessibility. Enjoy two high-end refrigerators, a washer and dryer included, plus energy-efficient, brand new vinyl windows and a durable metal roof for long-term peace of mind. Located in welcoming 55+ community, you will love the recently remodeled clubhouse, in-ground pool, and the peaceful atmosphere that surrounds you. Owner financing available! Don't miss this perfect blend of functionality and charm-schedule your tour today!

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $858 · $72/mo
• Expected delta: +$620/yr (+$52/mo · 259.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,079
• − Mortgage interest: −$4,957
• − Property taxes: −$239
• − Insurance: −$442
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$2,575
• Taxable income: $8,653
• Est. tax owed @ 24.0%: −$2,077
• After-tax cash flow: $7,535/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: Phoenix-Talent SD 4
• NCES district ID: 4109630
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $38,625
• Composite: 19.24/100
• National rank: #8809
• State rank: #58 of 58 in OR

Livability — Medford

• Score: 76/100
• State rank: #78
• US rank: #3467

Category grades

Amenities A- Commute A+ Cost of living C+ Crime F Employment D+ Housing B+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 159,661 people
• City population: 95,759
• Metro: Medford, OR
• Population (ZIP): 44,670
• Household income: $63,977
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1799.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Portuguese 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -428.31%
• Current HPI: 248.6495
• Rent YoY: ▲ 2.53%
• 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

+10.8% since first listed

18 events — show timeline

• 2026-04-18 Pending — MLSCO
• 2026-04-07 Price Changed $88,500 MLSCO
• 2026-03-14 Listed $92,500 MLSCO
• 2025-11-07 Sold (MLS) $29,000 MLSCO
• 2025-10-27 Pending — MLSCO
• 2025-10-23 Price Changed $35,000 MLSCO
• 2025-09-15 Price Changed $39,000 MLSCO
• 2025-07-09 Price Changed $49,000 MLSCO
• 2025-06-17 Price Changed $52,900 MLSCO
• 2025-05-07 Relisted — MLSCO
• 2025-05-01 Pending — MLSCO
• 2025-04-29 Price Changed $49,000 MLSCO
• 2025-04-01 Price Changed $59,900 MLSCO
• 2025-03-11 Price Changed $69,900 MLSCO
• 2025-01-29 Price Changed $74,900 MLSCO
• 2025-01-18 Relisted — MLSCO
• 2025-01-09 Pending — MLSCO
• 2025-01-06 Listed $79,900 MLSCO

Property tax history

+12.6%/yr

Latest (2022): $239 · +2.1% YoY. Source: county tax records.