380 W Gregory Rd #1 · Medford, OR 97502

$82,000

2 bd · 1.0 ba · 784 sqft · Land public records · 77 Days on market

Built 1976 $105/sqft · 124% above area ↓ 4% since listing

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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 +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This extremely affordable home has been completely renovated from top to bottom and is ready to move in! The kitchen has been tastefully remodeled with lots of counter space and an eating bar. This comfortable home has new floor coverings, a new roof, brand new windows, and is well insulated with new vapor barrier and belly wrap underneath. The heating and cooling system has been professionally serviced and is ready to go. There are ramps at both front and back entrances for easy access, and a covered deck at the front entrance. There is access for parking in both the front and back of the home. The monthly space rent is reasonable and includes water, sewer, and trash. If affordability and comfort are important to you, call now to see this lovely home!

Key facts

• Well insulated
• Tastefully remodeled
• New floor coverings

Tags

• COMPLETELY RENOVATED
• TASTEFULLY REMODELED
• NEW FLOOR COVERINGS
• NEW ROOF
• BRAND NEW WINDOWS
• WELL INSULATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $82k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: schools C-, employment D+, crime F.
• Central Point SD 6 (suburban): math 19% / reading 41% proficiency, ranked #42 of 58 in OR (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 211 active listings in the ZIP; solid renter incomes; 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 $567 of loan paydown is wiped out by about $2k 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 + 4.3% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.94% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.17%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (median comp): $36,567
• List price: $82,000
• Delta: 124.25%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.44×
• Total profit: $32,974
• Equity at exit: $12,226

10-year hold

• IRR: 41.1%
• Equity multiple: 5.12×
• Total profit: $94,676
• Equity at exit: $7,090

Cash invested: $22,960 (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 97502

• Rents YoY: 4.3%
• Active inventory: 211
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $692

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 52%

Sensitivity live

Price	-10% $749	-5% $720	+0% $692	+5% $664	+10% $635
Rent	-10% $566	-5% $629	+0% $692	+5% $755	+10% $818
Rate	-1.0pp $733	-0.5pp $713	base $692	+0.5pp $671	+1.0pp $649

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $82,000 Active 77 DOM
2. 2026-06-18
   days on market $82,000 Active 76 DOM
3. 2026-06-17
   days on market $82,000 Active 75 DOM
4. 2026-06-16
   days on market $82,000 Active 74 DOM
5. 2026-06-15
   days on market $82,000 Active 73 DOM
6. 2026-06-14
   days on market $82,000 Active 71 DOM
7. 2026-06-13
   days on market $82,000 Active 70 DOM
8. 2026-06-10
   days on market $82,000 Active 68 DOM
9. 2026-06-09
   days on market $82,000 Active 67 DOM
10. 2026-06-08
    days on market $82,000 Active 66 DOM
11. 2026-06-07
    days on market $82,000 Active 65 DOM
12. 2026-06-02
    days on market $82,000 Active 60 DOM
13. 2026-06-01
    days on market $82,000 Active 59 DOM
14. 2026-05-31
    days on market $82,000 Active 58 DOM
15. 2026-05-30
    days on market $82,000 Active 57 DOM
16. 2026-05-13
    price $82,000 762-char remark

    Show marketing remark (762 chars)

    This extremely affordable home has been completely renovated from top to bottom and is ready to move in! The kitchen has been tastefully remodeled with lots of counter space and an eating bar. This comfortable home has new floor coverings, a new roof, brand new windows, and is well insulated with new vapor barrier and belly wrap underneath. The heating and cooling system has been professionally serviced and is ready to go. There are ramps at both front and back entrances for easy access, and a covered deck at the front entrance. There is access for parking in both the front and back of the home. The monthly space rent is reasonable and includes water, sewer, and trash. If affordability and comfort are important to you, call now to see this lovely home!

17. 2026-05-03
    price $82,000 740-char remark

    Show marketing remark (740 chars)

    This extremely affordable home has been completely renovated from top to bottom and is ready to move in! The kitchen has been tastefully remodeled with lots of counter space and an eating bar. The bathroom has been freshly updated. This comfortable home has new laminated floors through out home. brand new windows, and is well insulated. The heating and cooling system has been professionally serviced and is ready to go. There are ramps at both front and back entrances for easy access, and the front deck is covered. There is access for parking in both the front and back of the home. This House is HUD Certified. The monthly space rent includes includes water, sewer, and trash. Quiet comfortable area. call now to see this lovely home!

18. 2026-04-03
    listed $85,000 Active 762-char remark

    Show marketing remark (762 chars)

    This extremely affordable home has been completely renovated from top to bottom and is ready to move in! The kitchen has been tastefully remodeled with lots of counter space and an eating bar. This comfortable home has new floor coverings, a new roof, brand new windows, and is well insulated with new vapor barrier and belly wrap underneath. The heating and cooling system has been professionally serviced and is ready to go. There are ramps at both front and back entrances for easy access, and a covered deck at the front entrance. There is access for parking in both the front and back of the home. The monthly space rent is reasonable and includes water, sewer, and trash. If affordability and comfort are important to you, call now to see this lovely home!

19. 2026-03-16
    listed $85,000 Active 740-char remark

    Show marketing remark (740 chars)

    This extremely affordable home has been completely renovated from top to bottom and is ready to move in! The kitchen has been tastefully remodeled with lots of counter space and an eating bar. The bathroom has been freshly updated. This comfortable home has new laminated floors through out home. brand new windows, and is well insulated. The heating and cooling system has been professionally serviced and is ready to go. There are ramps at both front and back entrances for easy access, and the front deck is covered. There is access for parking in both the front and back of the home. This House is HUD Certified. The monthly space rent includes includes water, sewer, and trash. Quiet comfortable area. call now to see this lovely home!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,120
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$2,385
• Taxable income: $7,442
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $6,519/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: Central Point SD 6
• NCES district ID: 4102940
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $49,736
• Composite: 26.09/100
• National rank: #7290
• State rank: #42 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): 29,067
• Household income: $83,488
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 650.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Iranian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -446.66%
• Current HPI: 252.2725
• Rent YoY: ▲ 4.33%
• 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

-3.5% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $82,000 RMLS
• 2026-05-03 Price Changed $82,000 MLSCO
• 2026-04-03 Listed $85,000 RMLS
• 2026-03-16 Listed $85,000 MLSCO

Property tax history

+3.3%/yr

Latest (2022): $146 · +7.2% YoY. Source: county tax records.