4729 S Pacific Hwy #35 · Phoenix, OR 97535

$155,000

3 bd · 1.0 ba · 1,620 sqft · Land public records · 57 Days on market

Built 1998 $96/sqft · 33% below area Est $200k · 22% under

---

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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate home in a 55 and older park. Space rent is one of the lowest around at only $357! This park is peaceful and quiet and has gated access to the Bear Creek Greenway. This park also includes free RV parking on site! The home is lovingly cared for and has a newer paint job. The roof is 8 years old. Plumbing was recently replaced with all new Pex piping. There is a newer Lennox Heat Pump and matching indoor Air Handler. Master shower is a marble walk-in style that was recently added. The hall bath has a newer tub and shower. Newer Pergo flooring and many other upgrades. The floor plan is split and there is a separate living and family room. The best part about this home is the location and the private fenced yard. It is beautifully landscaped and fenced. Come and tour this home and make it your own!

Key facts

• Concrete pad
• Bonus room
• Eat-in kitchen

Tags

• BONUS ROOM
• EAT-IN KITCHEN
• SEPARATE LAUNDRY ROOM
• STEP-IN SHOWER
• CONCRETE PAD

Property features AI

Finance

• Financial info: Monthly land lease: $650
• HOA & community: Senior community; No CCRs

Exterior

• Parking: Attached carport
• Security: No audio or video surveillance on premises; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Mobile home (double wide) located in a park; One story; May remain in park; Manufacturer: NASH
• Construction: Built in 1998; Block foundation; Composition roof; Vinyl skirt
• Exterior features: Level lot; Paved road access; Private access road; Double pane windows with vinyl frames; Smoke detectors

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Pantry; Eating area
• Bedrooms: 3 bedrooms (primary bedroom on main level); Office; Living room
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Heat pump cooling
• Interior features: Open floorplan; Vaulted ceilings; Pantry; Linen closet; Shower/tub combo; Accessible approach with ramp
• Laundry & utility: Washer; Dryer; Laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $155k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.7% in Phoenix — 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 83/100 on livability (#38 in OR, #884 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, schools D+, employment D+.
• 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.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $57k; list at $155k implies a 172% gain — meaningful room to come down on a strong offer.

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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.09% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $199,900
• List price: $155,000
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-84
• Equity at exit: $23,111

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $32,010
• Equity at exit: $13,402

Cash invested: $43,400 (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 97535

• Home prices YoY: -26.5%
• Active inventory: 65
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $394

Break-even live

Break-even rent $1,192

Max offer price $155,000

Occupancy floor 72%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Oak St Unit 2 Phoenix, OR	3.0	2.5	1368	$1,750	$1.28	44d	1	0.49mi
211 W 1st St Apt B Phoenix, OR	2.0	1.5	1250	$1,600	$1.28	13d	1	0.69mi

Listing history 20 events

1. 2026-06-19
   days on market $155,000 Active 57 DOM
2. 2026-06-18
   days on market $155,000 Active 56 DOM
3. 2026-06-17
   days on market $155,000 Active 55 DOM
4. 2026-06-16
   days on market $155,000 Active 54 DOM
5. 2026-06-15
   days on market $155,000 Active 53 DOM
6. 2026-06-14
   days on market $155,000 Active 51 DOM
7. 2026-06-13
   days on market $155,000 Active 50 DOM
8. 2026-06-10
   pricedays on market $155,000 Active 48 DOM
9. 2026-06-09
   days on market $160,000 Active 47 DOM
10. 2026-06-08
    days on market $160,000 Active 46 DOM
11. 2026-06-07
    days on market $160,000 Active 45 DOM
12. 2026-06-02
    days on market $160,000 Active 40 DOM
13. 2026-06-01
    days on market $160,000 Active 39 DOM
14. 2026-05-31
    days on market $160,000 Active 38 DOM
15. 2026-05-30
    days on market $160,000 Active 37 DOM
16. 2026-04-23
    listed $160,000 Active 441-char remark
17. 2015-06-30
    soldstatus $57,000 815-char remark

    Show marketing remark (815 chars)

    Immaculate home in a 55 and older park. Space rent is one of the lowest around at only $357! This park is peaceful and quiet and has gated access to the Bear Creek Greenway. This park also includes free RV parking on site! The home is lovingly cared for and has a newer paint job. The roof is 8 years old. Plumbing was recently replaced with all new Pex piping. There is a newer Lennox Heat Pump and matching indoor Air Handler. Master shower is a marble walk-in style that was recently added. The hall bath has a newer tub and shower. Newer Pergo flooring and many other upgrades. The floor plan is split and there is a separate living and family room. The best part about this home is the location and the private fenced yard. It is beautifully landscaped and fenced. Come and tour this home and make it your own!

18. 2015-05-27
    listed $59,900 815-char remark

    Show marketing remark (815 chars)

    Immaculate home in a 55 and older park. Space rent is one of the lowest around at only $357! This park is peaceful and quiet and has gated access to the Bear Creek Greenway. This park also includes free RV parking on site! The home is lovingly cared for and has a newer paint job. The roof is 8 years old. Plumbing was recently replaced with all new Pex piping. There is a newer Lennox Heat Pump and matching indoor Air Handler. Master shower is a marble walk-in style that was recently added. The hall bath has a newer tub and shower. Newer Pergo flooring and many other upgrades. The floor plan is split and there is a separate living and family room. The best part about this home is the location and the private fenced yard. It is beautifully landscaped and fenced. Come and tour this home and make it your own!

19. 2012-11-21
    soldstatus $32,000

    Show marketing remark (427 chars)

    Well maintained home in a nice 55+ park. Vaulted family room. Formal dining room. Large kitchen with breakfast area, island and lots of counter and storage space. Big master bedroom with jetted tub and separate shower. Newer roof, heat pump, vinyl windows and skylights. Fenced yard has lawn, mature landscaping, trees and sprinkler system. Large storage shed and private deck area. Quiet cul-de-sac location. SELLER MOTIVATED!

20. 2012-03-01
    listed $39,000

    Show marketing remark (427 chars)

    Well maintained home in a nice 55+ park. Vaulted family room. Formal dining room. Large kitchen with breakfast area, island and lots of counter and storage space. Big master bedroom with jetted tub and separate shower. Newer roof, heat pump, vinyl windows and skylights. Fenced yard has lawn, mature landscaping, trees and sprinkler system. Large storage shed and private deck area. Quiet cul-de-sac location. SELLER MOTIVATED!

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$729/yr (+$61/mo · 94.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 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: $20,292
• − Mortgage interest: −$8,682
• − Property taxes: −$775
• − Insurance: −$775
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,509
• Taxable income: $2,304
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $4,174/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 — Phoenix

• Score: 83/100
• State rank: #38
• US rank: #884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, OR
• City population: 4,766
• Population (ZIP): 4,766

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 13% Two or more races 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 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: ▼ -94.62%
• Current HPI: 262.1708
• 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

+297.4% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $155,000 MLSCO
• 2026-04-23 Listed $160,000 MLSCO
• 2015-06-30 Sold (MLS) $57,000 MLSCO
• 2015-05-27 Listed $59,900 MLSCO
• 2012-11-21 Sold (MLS) $32,000 MLSCO
• 2012-03-01 Listed $39,000 MLSCO

Property tax history

+10.1%/yr

Latest (2020): $775 · +29.4% YoY. Source: county tax records.