4624 S Pacific Hwy Unit 17 · Phoenix, OR 97535

$125,000

2 bd · 1.0 ba · 1,152 sqft · Land public records · 44 Days on market

Built 1986 $109/sqft · 37% below area Est $198k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Move in ready home with split bedrooms, each with it's own full bathroom. Walk-in closets, storage rooms outside by patio(s). Extra long carport driveway. Built-in sound system and low maintenance yard. #17- close to entrance, exit, clubhouse, office, mailbox, and bus stop. Pantry. Age 55+ park- Rogue Valley South Park has clubhouse. Home is in good condition. Monthly rent is $465. Updated heat pump, roof, water heater, plumbing and carpet. Recent inspection on file. Low maintenance living and low utility bills.

Key facts

• New flooring
• Covered patio
• Three patio spaces

Tags

• CORNER LOT
• MOUNTAIN VIEWS
• NEW WINDOWS
• NEW FLOORING
• THREE PATIO SPACES
• COVERED PATIO

Property features AI

Finance

• Other: Land lease amount monthly
• Financial info: Monthly land lease
• HOA & community: Senior community; CC&Rs apply

Exterior

• Parking: Attached carport; Driveway
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Mobile home (double wide) located in a park; One level; May remain in park; On leased land
• Construction: Built in 1986; Block and concrete perimeter foundation; Block skirting; Composition roof
• Exterior features: Corner lot; Garden; Landscaped yard; Level lot; Shed(s); Carbon monoxide detector(s); Smoke detector(s); Aluminum window frames; Vinyl window frames; Double-pane windows; Composition roof

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms (includes primary bedroom)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Soaking tub; Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 5.0% 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; 7 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($121k) 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 $24k; list at $125k implies a 421% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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: 1.33% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 6.3

CMA / ARV

• ARV (median comp): $197,523
• List price: $125,000
• Delta: -36.72%
• 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: 11.8%
• Equity multiple: 1.47×
• Total profit: $16,387
• Equity at exit: $18,638

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $61,302
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$656
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $576

Break-even live

Break-even rent $930

Max offer price $125,000

Occupancy floor 60%

Sensitivity live

Price	-10% $647	-5% $612	+0% $576	+5% $541	+10% $505
Rent	-10% $445	-5% $511	+0% $576	+5% $642	+10% $707
Rate	-1.0pp $639	-0.5pp $608	base $576	+0.5pp $544	+1.0pp $511

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	45d	1	0.40mi
211 W 1st St Apt B Phoenix, OR	2.0	1.5	1250	$1,600	$1.28	14d	1	0.60mi
600 W 1st St Phoenix, OR	2.0	1.0	864	$1,395	$1.61	22d	1	0.70mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	22d	1	0.92mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	14d	1	0.92mi
310 Independence Cir Apt D Phoenix, OR	2.0	1.0	850	$1,595	$1.88	14d	1	0.97mi
204 Cheryl Ln Unit J Phoenix, OR	2.0	1.5	1008	$1,350	$1.34	45d	1	1.20mi

Listing history 22 events

1. 2026-06-21
   days on market $125,000 Active 44 DOM
2. 2026-06-19
   days on market $125,000 Active 42 DOM
3. 2026-06-18
   days on market $125,000 Active 41 DOM
4. 2026-06-17
   days on market $125,000 Active 40 DOM
5. 2026-06-16
   price $125,000 Active 39 DOM
6. 2026-06-16
   days on market $129,000 Active 39 DOM
7. 2026-06-15
   days on market $129,000 Active 38 DOM
8. 2026-06-14
   days on market $129,000 Active 36 DOM
9. 2026-06-13
   days on market $129,000 Active 35 DOM
10. 2026-06-10
    days on market $129,000 Active 33 DOM
11. 2026-06-09
    days on market $129,000 Active 32 DOM
12. 2026-06-08
    days on market $129,000 Active 31 DOM
13. 2026-06-07
    days on market $129,000 Active 30 DOM
14. 2026-06-02
    days on market $129,000 Active 25 DOM
15. 2026-06-01
    days on market $129,000 Active 24 DOM
16. 2026-05-31
    days on market $129,000 Active 23 DOM
17. 2026-05-30
    days on market $129,000 Active 22 DOM
18. 2026-05-08
    listed $129,000 Active 807-char remark
19. 2013-01-08
    soldstatus $24,000 517-char remark

    Show marketing remark (517 chars)

    Move in ready home with split bedrooms, each with it's own full bathroom. Walk-in closets, storage rooms outside by patio(s). Extra long carport driveway. Built-in sound system and low maintenance yard. #17- close to entrance, exit, clubhouse, office, mailbox, and bus stop. Pantry. Age 55+ park- Rogue Valley South Park has clubhouse. Home is in good condition. Monthly rent is $465. Updated heat pump, roof, water heater, plumbing and carpet. Recent inspection on file. Low maintenance living and low utility bills.

20. 2012-10-10
    listed $26,000 517-char remark

    Show marketing remark (517 chars)

    Move in ready home with split bedrooms, each with it's own full bathroom. Walk-in closets, storage rooms outside by patio(s). Extra long carport driveway. Built-in sound system and low maintenance yard. #17- close to entrance, exit, clubhouse, office, mailbox, and bus stop. Pantry. Age 55+ park- Rogue Valley South Park has clubhouse. Home is in good condition. Monthly rent is $465. Updated heat pump, roof, water heater, plumbing and carpet. Recent inspection on file. Low maintenance living and low utility bills.

21. 2012-10-10
    historical

    Show marketing remark (517 chars)

    Move in ready home with split bedrooms, each with it's own full bathroom. Walk-in closets, storage rooms outside by patio(s). Extra long carport driveway. Built-in sound system and low maintenance yard. #17- close to entrance, exit, clubhouse, office, mailbox, and bus stop. Pantry. Age 55+ park- Rogue Valley South Park has clubhouse. Home is in good condition. Monthly rent is $465. Updated heat pump, roof, water heater, plumbing and carpet. Recent inspection on file. Low maintenance living and low utility bills.

22. 2012-10-10
    listed $28,500

    Show marketing remark (517 chars)

    Move in ready home with split bedrooms, each with it's own full bathroom. Walk-in closets, storage rooms outside by patio(s). Extra long carport driveway. Built-in sound system and low maintenance yard. #17- close to entrance, exit, clubhouse, office, mailbox, and bus stop. Pantry. Age 55+ park- Rogue Valley South Park has clubhouse. Home is in good condition. Monthly rent is $465. Updated heat pump, roof, water heater, plumbing and carpet. Recent inspection on file. Low maintenance living and low utility bills.

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$883/yr (+$74/mo · 268.1%)

ⓘ 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 ≥96°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: $19,917
• − Mortgage interest: −$7,002
• − Property taxes: −$329
• − Insurance: −$625
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$3,636
• Taxable income: $5,138
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $5,681/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

+380.8% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $125,000 MLSCO
• 2026-05-08 Listed $129,000 MLSCO
• 2013-01-08 Sold (MLS) $24,000 MLSCO
• 2012-10-10 Listing Removed — MLSCO
• 2012-10-10 Listed $28,500 MLSCO
• 2012-10-10 Listed $26,000 MLSCO

Property tax history

+101.2%/yr

Latest (2022): $329 · +3194.2% YoY. Source: county tax records.