50 Dion Ct · Shady Cove, OR 97539

$540,000

10 bd · 4.0 ba · 3,916 sqft · MultiFamily public records · 93 Days on market

Built 1995 0.25 ac lot $138/sqft · 13% below area Est $622k · 13% under $244/mo HOA · 18% of rent

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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 +20.9/30.0
• ARV discount +13.4/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

New roof being completed. Investment opportunity in Shady Cove. Unparalleled access to the Rogue River and gateway to Crater Lake make this desirable 1995 Built 4-plex a great opportunity. Two units up and two down, with each unit featuring 2 beds and 2 full baths and interior laundry. The upper units have a balcony and the lower units have a patio and fenced yards. These units are all electric with heat pumps and separate electric meters. There is plenty of parking. New exterior paint. All information is deemed reliable, but not guaranteed.

Key facts

• Balcony
• Fenced yards
• Patio

Tags

• ACCESS TO ROGUE RIVER
• GATEWAY TO CRATER LAKE
• BALCONY
• PATIO
• FENCED YARDS
• ELECTRIC WITH HEAT PUMPS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $540k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive. Per door: $187/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $540k).
• Recommended offer: $491k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.3% in Shady Cove — 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 68/100 on livability (#156 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, schools D-, amenities 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: 53 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $16k 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 93 days — a 9% lower offer ($491k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y ago 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 $270k; list at $540k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $491,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (median comp): $621,862
• List price: $540,000
• Delta: -13.16%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-39,779
• Equity at exit: $80,516

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $26,903
• Equity at exit: $46,689

Cash invested: $151,200 (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 97539

• Home prices YoY: -7.4%
• Active inventory: 53
• Price-to-rent: 32.3×

Monthly cashflow live

• Estimated rent: $5,565 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$347 /mo · $4,161/yr
• Insurance: −$225
• HOA: −$244
• Vacancy / Maint / Mgmt: −$1,169
• Net cashflow: $749

Break-even live

Break-even rent $4,617

Max offer price $540,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,054	-5% $902	+0% $749	+5% $596	+10% $443
Rent	-10% $309	-5% $529	+0% $749	+5% $969	+10% $1,188
Rate	-1.0pp $1,021	-0.5pp $886	base $749	+0.5pp $609	+1.0pp $467

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,564
Total (4 units)			$5,565

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $244 · $2,928/yr
• Likely covers: electric

Listing history 28 events

1. 2026-06-21
   days on market $540,000 Active 93 DOM
2. 2026-06-19
   days on market $540,000 Active 91 DOM
3. 2026-06-18
   days on market $540,000 Active 90 DOM
4. 2026-06-17
   days on market $540,000 Active 89 DOM
5. 2026-06-16
   days on market $540,000 Active 88 DOM
6. 2026-06-15
   days on market $540,000 Active 87 DOM
7. 2026-06-14
   days on market $540,000 Active 85 DOM
8. 2026-06-13
   remarks 581-char remark
9. 2026-06-13
   statusdays on market $540,000 Active 84 DOM
10. 2026-05-14
    status Pending 547-char remark

    Show marketing remark (547 chars)

    New roof being completed. Investment opportunity in Shady Cove. Unparalleled access to the Rogue River and gateway to Crater Lake make this desirable 1995 Built 4-plex a great opportunity. Two units up and two down, with each unit featuring 2 beds and 2 full baths and interior laundry. The upper units have a balcony and the lower units have a patio and fenced yards. These units are all electric with heat pumps and separate electric meters. There is plenty of parking. New exterior paint. All information is deemed reliable, but not guaranteed.

11. 2026-03-26
    price $540,000 547-char remark

    Show marketing remark (547 chars)

    New roof being completed. Investment opportunity in Shady Cove. Unparalleled access to the Rogue River and gateway to Crater Lake make this desirable 1995 Built 4-plex a great opportunity. Two units up and two down, with each unit featuring 2 beds and 2 full baths and interior laundry. The upper units have a balcony and the lower units have a patio and fenced yards. These units are all electric with heat pumps and separate electric meters. There is plenty of parking. New exterior paint. All information is deemed reliable, but not guaranteed.

12. 2026-03-05
    price $545,000 547-char remark

    Show marketing remark (547 chars)

    New roof being completed. Investment opportunity in Shady Cove. Unparalleled access to the Rogue River and gateway to Crater Lake make this desirable 1995 Built 4-plex a great opportunity. Two units up and two down, with each unit featuring 2 beds and 2 full baths and interior laundry. The upper units have a balcony and the lower units have a patio and fenced yards. These units are all electric with heat pumps and separate electric meters. There is plenty of parking. New exterior paint. All information is deemed reliable, but not guaranteed.

13. 2026-02-19
    listed $525,000 Active 547-char remark

    Show marketing remark (547 chars)

    New roof being completed. Investment opportunity in Shady Cove. Unparalleled access to the Rogue River and gateway to Crater Lake make this desirable 1995 Built 4-plex a great opportunity. Two units up and two down, with each unit featuring 2 beds and 2 full baths and interior laundry. The upper units have a balcony and the lower units have a patio and fenced yards. These units are all electric with heat pumps and separate electric meters. There is plenty of parking. New exterior paint. All information is deemed reliable, but not guaranteed.

14. 2025-06-30
    historical
15. 2025-01-02
    price $599,000
16. 2024-10-12
    listed $649,000 Active
17. 2020-12-14
    historical
18. 2020-12-14
    historical
19. 2020-12-14
    historical
20. 2020-12-14
    historical
21. 2020-12-13
    historical
22. 2016-05-02
    soldstatus $270,000
23. 2003-06-12
    soldstatus $186,370
24. 2002-05-13
    listed $230,000
25. 2001-06-18
    listed $235,000
26. 2001-01-29
    listed $250,000
27. 2000-08-09
    listed $250,000
28. 1997-07-23
    listed $259,000

ⓘ 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: $4,161 · $347/mo
• Projected year-2 tax: $5,238 · $436/mo
• Expected delta: +$1,077/yr (+$90/mo · 25.9%)

ⓘ 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 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,780
• − Mortgage interest: −$30,248
• − Property taxes: −$4,161
• − Insurance: −$2,700
• − Repairs & maintenance: −$5,342
• − Management: −$5,342
• − HOA: −$2,928
• − Depreciation: −$15,709
• Taxable income: $349
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $8,902/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 — Shady Cove

• Score: 68/100
• State rank: #156
• US rank: #9143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shady Cove, OR
• Population (ZIP): 3,349

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 (79%)
• Race & ethnicity: White 79% Two or more races 11% Hispanic / Latino 6% Native American 3% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 9% Lithuanian 8% Danish 4%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · 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: ▼ -22.55%
• Current HPI: 281.9845
• 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

+108.5% since first listed

19 events — show timeline

• 2026-05-14 Pending — MLSCO
• 2026-03-26 Price Changed $540,000 MLSCO
• 2026-03-05 Price Changed $545,000 MLSCO
• 2026-02-19 Listed $525,000 MLSCO
• 2025-06-30 Listing Removed — MLSCO
• 2025-01-02 Price Changed $599,000 MLSCO
• 2024-10-12 Listed $649,000 MLSCO
• 2020-12-14 Listing Removed — MLSCO
• 2020-12-14 Listing Removed — MLSCO
• 2020-12-14 Listing Removed — MLSCO
• 2020-12-14 Listing Removed — MLSCO
• 2020-12-13 Listing Removed — MLSCO
• 2016-05-02 Sold (Public Records) $270,000 Public Records
• 2003-06-12 Sold (Public Records) $186,370 Public Records
• 2002-05-13 Listed $230,000 MLSCO
• 2001-06-18 Listed $235,000 MLSCO
• 2001-01-29 Listed $250,000 MLSCO
• 2000-08-09 Listed $250,000 MLSCO
• 1997-07-23 Listed $259,000 MLSCO

Property tax history

+3.8%/yr

Latest (2025): $4,161 · +15.7% YoY. Source: county tax records.