734 Brookside Cir · Rogue River, OR 97537

$215,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 14 Days on market

Built 1977 3,049 sqft lot $213/sqft · 23% below area Est $280k · 23% under $125/mo HOA · 8% of rent

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +1.8/10.0

Listing remarks MLS

Come see this beautiful home in Brookside Village 55+ community! This charming home has been well cared for. Its open floor plan is warm and welcoming. The Kitchen has a pantry and a brand new dishwasher. (All kitchen appliances +washer and dryer included. ) Both Bedrooms here are spacious; the primary bedroom has an en-suite bathroom and slider access to a pretty patio and beautifully landscaped yard; enjoy your morning brew with mountain views. The atmosphere is elegant and serene here. Has sprinkler/drip system and new cedar fencing. Brookside Village offers a Clubhouse with its own kitchen, a pool table, BBQ area, Swimming Pool, Guest Parking + two small parks for relaxing and walking pets. RV/Boat parking also available. $102/mo HOA includes water and sewer. Shopping and restaurants are nearby for your convenience. Home Sweet Home!

Key facts

• Backyard patio
• Pantry storage
• Newer dishwasher

Tags

• PANTRY STORAGE
• NEWER DISHWASHER
• INCLUDED APPLIANCES
• PRIVATE BATH
• BACKYARD PATIO
• MOUNTAIN VIEWS

Property features AI

Finance

• Financial info: Property is not currently rented
• HOA & community: Homeowners association with a $125 monthly fee; Association amenities include clubhouse, park, pool, and RV/boat storage; CC&Rs in place; Senior community

Exterior

• Parking: Attached carport; Concrete parking surfaces; No garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; Natural gas connected; Public utilities available; Easements for utilities and access
• Home design: Single-family residence; One story; No common walls
• Construction: Built in 1977; Frame construction; Composition roof; Concrete perimeter foundation and slab
• Exterior features: Fenced yard; Landscaped lot; Level lot; Paved road access; Shared access frontage; Double-pane windows with vinyl frames

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Laminate counters; Eating area
• Bedrooms: 2 bedrooms (primary on main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating and cooling); Electric heating
• Interior features: Ceiling fans; Laminate countertops; Linen closet; Pantry; Shower/tub combo; Primary bedroom located on the main level
• Laundry & utility: Washer and dryer included; Water heater

🏷️ Possibly a rental listed for sale. The $215,000 price doesn't fit this home's estimated sale value (~$279,513) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (26.7% below list).
• Recommended offer: $158k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.5% in Rogue River — 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 71/100 on livability (#111 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities D, commute F, employment D-.
• Rogue River SD 35 (other): math 30% / reading 45% proficiency, ranked #129 of 183 in OR (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rogue River Elementary School (math 30% / reading 44%, grade F, #200 of 412 statewide, top 49%, 410 students, 93% FRL); Rogue River Junior/Senior High (math 5% / reading 30%, grade F, #137 of 143 statewide, top 96%, 357 students, 66% FRL) — zoned schools average 79% FRL vs 52% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,666 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $279,513
• List price: $215,000
• Delta: -23.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Brookside Cir	0.06mi	2/1.0	1,008 (0%)	4mo	$273,000	$271	94
742 Brookside Cir	0.04mi	2/1.0	1,008 (0%)	8mo	$269,900	$268	91
728 Brookside Cir	0.03mi	2/1.0	1,008 (0%)	12mo	$270,000	$268	89
208 W Main St	0.59mi	2/1.0	960 (-5%)	2mo	$223,000	$232	62
5280 N River Rd	0.53mi	2/1.0	1,012 (+0%)	20mo	$340,000	$336	58
402 Placer St	0.23mi	3/1.5 (+1)	1,144 (+14%)	8mo	$317,500	$278	53
212 Park St	0.36mi	2/1.0	921 (-9%)	22mo	$246,000	$267	51
410 Nugget Dr	0.30mi	3/1.5 (+1)	1,144 (+14%)	14mo	$305,000	$267	45
431 Berglund St	0.60mi	3/1.0 (+1)	959 (-5%)	18mo	$328,000	$342	44
851 3rd St	0.22mi	3/1.5 (+1)	1,144 (+14%)	23mo	$285,001	$249	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -24.8%
• Equity multiple: 0.16×
• Total profit: $-50,817
• Equity at exit: $32,057

10-year hold

• IRR: -20.5%
• Equity multiple: -0.08×
• Total profit: $-64,739
• Equity at exit: $18,589

Cash invested: $60,200 (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 97537

• Home prices YoY: -1.7%
• Active inventory: 122
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$90
• HOA: −$125
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-251

Break-even live

Break-even rent $1,895

Max offer price $170,599

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Rogue Ln Rogue River, OR	2.0	1.0	1008	$1,595	$1.58	21d	1	0.15mi
145 Cedar St Unit 5 Rogue River, OR	2.0	1.0	800	$1,195	$1.49	43d	1	0.29mi
315 Cedar St Unit B Rogue River, OR	3.0	2.0	1378	$1,850	$1.34	43d	1	0.34mi
452 Pine St Unit 446 Rogue River, OR	2.0	2.0	1050	$1,450	$1.38	13d	1	0.53mi
227 Westbrook Dr Rogue River, OR	3.0	2.0	1361	$2,250	$1.65	21d	1	0.91mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: watersewerpool

Listing history 12 events

1. 2026-05-08
   listed $215,000 Active 940-char remark
2. 2023-06-01
   soldstatus $280,000 Closed 849-char remark

   Show marketing remark (849 chars)

   Come see this beautiful home in Brookside Village 55+ community! This charming home has been well cared for. Its open floor plan is warm and welcoming. The Kitchen has a pantry and a brand new dishwasher. (All kitchen appliances +washer and dryer included. ) Both Bedrooms here are spacious; the primary bedroom has an en-suite bathroom and slider access to a pretty patio and beautifully landscaped yard; enjoy your morning brew with mountain views. The atmosphere is elegant and serene here. Has sprinkler/drip system and new cedar fencing. Brookside Village offers a Clubhouse with its own kitchen, a pool table, BBQ area, Swimming Pool, Guest Parking + two small parks for relaxing and walking pets. RV/Boat parking also available. $102/mo HOA includes water and sewer. Shopping and restaurants are nearby for your convenience. Home Sweet Home!

3. 2023-06-01
   soldstatus $280,000

   Show marketing remark (849 chars)

   Come see this beautiful home in Brookside Village 55+ community! This charming home has been well cared for. Its open floor plan is warm and welcoming. The Kitchen has a pantry and a brand new dishwasher. (All kitchen appliances +washer and dryer included. ) Both Bedrooms here are spacious; the primary bedroom has an en-suite bathroom and slider access to a pretty patio and beautifully landscaped yard; enjoy your morning brew with mountain views. The atmosphere is elegant and serene here. Has sprinkler/drip system and new cedar fencing. Brookside Village offers a Clubhouse with its own kitchen, a pool table, BBQ area, Swimming Pool, Guest Parking + two small parks for relaxing and walking pets. RV/Boat parking also available. $102/mo HOA includes water and sewer. Shopping and restaurants are nearby for your convenience. Home Sweet Home!

4. 2023-05-01
   status Pending 849-char remark

   Show marketing remark (849 chars)

   Come see this beautiful home in Brookside Village 55+ community! This charming home has been well cared for. Its open floor plan is warm and welcoming. The Kitchen has a pantry and a brand new dishwasher. (All kitchen appliances +washer and dryer included. ) Both Bedrooms here are spacious; the primary bedroom has an en-suite bathroom and slider access to a pretty patio and beautifully landscaped yard; enjoy your morning brew with mountain views. The atmosphere is elegant and serene here. Has sprinkler/drip system and new cedar fencing. Brookside Village offers a Clubhouse with its own kitchen, a pool table, BBQ area, Swimming Pool, Guest Parking + two small parks for relaxing and walking pets. RV/Boat parking also available. $102/mo HOA includes water and sewer. Shopping and restaurants are nearby for your convenience. Home Sweet Home!

5. 2023-03-03
   price $285,000 849-char remark

   Show marketing remark (849 chars)

   Come see this beautiful home in Brookside Village 55+ community! This charming home has been well cared for. Its open floor plan is warm and welcoming. The Kitchen has a pantry and a brand new dishwasher. (All kitchen appliances +washer and dryer included. ) Both Bedrooms here are spacious; the primary bedroom has an en-suite bathroom and slider access to a pretty patio and beautifully landscaped yard; enjoy your morning brew with mountain views. The atmosphere is elegant and serene here. Has sprinkler/drip system and new cedar fencing. Brookside Village offers a Clubhouse with its own kitchen, a pool table, BBQ area, Swimming Pool, Guest Parking + two small parks for relaxing and walking pets. RV/Boat parking also available. $102/mo HOA includes water and sewer. Shopping and restaurants are nearby for your convenience. Home Sweet Home!

6. 2023-03-02
   status Active 849-char remark

   Show marketing remark (849 chars)

   Come see this beautiful home in Brookside Village 55+ community! This charming home has been well cared for. Its open floor plan is warm and welcoming. The Kitchen has a pantry and a brand new dishwasher. (All kitchen appliances +washer and dryer included. ) Both Bedrooms here are spacious; the primary bedroom has an en-suite bathroom and slider access to a pretty patio and beautifully landscaped yard; enjoy your morning brew with mountain views. The atmosphere is elegant and serene here. Has sprinkler/drip system and new cedar fencing. Brookside Village offers a Clubhouse with its own kitchen, a pool table, BBQ area, Swimming Pool, Guest Parking + two small parks for relaxing and walking pets. RV/Boat parking also available. $102/mo HOA includes water and sewer. Shopping and restaurants are nearby for your convenience. Home Sweet Home!

7. 2023-02-22
   status Pending 849-char remark

   Show marketing remark (849 chars)

   Come see this beautiful home in Brookside Village 55+ community! This charming home has been well cared for. Its open floor plan is warm and welcoming. The Kitchen has a pantry and a brand new dishwasher. (All kitchen appliances +washer and dryer included. ) Both Bedrooms here are spacious; the primary bedroom has an en-suite bathroom and slider access to a pretty patio and beautifully landscaped yard; enjoy your morning brew with mountain views. The atmosphere is elegant and serene here. Has sprinkler/drip system and new cedar fencing. Brookside Village offers a Clubhouse with its own kitchen, a pool table, BBQ area, Swimming Pool, Guest Parking + two small parks for relaxing and walking pets. RV/Boat parking also available. $102/mo HOA includes water and sewer. Shopping and restaurants are nearby for your convenience. Home Sweet Home!

8. 2023-02-13
   listed $275,000 Active 849-char remark

   Show marketing remark (849 chars)

   Come see this beautiful home in Brookside Village 55+ community! This charming home has been well cared for. Its open floor plan is warm and welcoming. The Kitchen has a pantry and a brand new dishwasher. (All kitchen appliances +washer and dryer included. ) Both Bedrooms here are spacious; the primary bedroom has an en-suite bathroom and slider access to a pretty patio and beautifully landscaped yard; enjoy your morning brew with mountain views. The atmosphere is elegant and serene here. Has sprinkler/drip system and new cedar fencing. Brookside Village offers a Clubhouse with its own kitchen, a pool table, BBQ area, Swimming Pool, Guest Parking + two small parks for relaxing and walking pets. RV/Boat parking also available. $102/mo HOA includes water and sewer. Shopping and restaurants are nearby for your convenience. Home Sweet Home!

9. 2016-08-03
   soldstatus $131,000

   Show marketing remark (821 chars)

   This is an amazing opportunity to live in a 55+ community in Rogue River. This well maintained Brookside Village 2 bd. , 1ba. home is furnished and includes a washer and dryer. With the exception of a kitchen table you just need to bring your personal belongings and you are home. Shopping and restaurants are nearby for your convenience. The Brookside Village offers a clubhouse along with an in-ground pool and RV storage that is available at an additional cost. Brookside community offers exercise classes and scheduled games and all residents are welcome. There is an HOA fee of 102.00 a month and that covers water, sewer, common area maintenance and the use of the clubhouse. Directly across the way from this home is guest parking and a park like setting to walk your pet. No additional furniture will be included.

10. 2016-08-03
    soldstatus $131,000

    Show marketing remark (821 chars)

    This is an amazing opportunity to live in a 55+ community in Rogue River. This well maintained Brookside Village 2 bd. , 1ba. home is furnished and includes a washer and dryer. With the exception of a kitchen table you just need to bring your personal belongings and you are home. Shopping and restaurants are nearby for your convenience. The Brookside Village offers a clubhouse along with an in-ground pool and RV storage that is available at an additional cost. Brookside community offers exercise classes and scheduled games and all residents are welcome. There is an HOA fee of 102.00 a month and that covers water, sewer, common area maintenance and the use of the clubhouse. Directly across the way from this home is guest parking and a park like setting to walk your pet. No additional furniture will be included.

11. 2016-05-20
    listed $136,000

    Show marketing remark (821 chars)

    This is an amazing opportunity to live in a 55+ community in Rogue River. This well maintained Brookside Village 2 bd. , 1ba. home is furnished and includes a washer and dryer. With the exception of a kitchen table you just need to bring your personal belongings and you are home. Shopping and restaurants are nearby for your convenience. The Brookside Village offers a clubhouse along with an in-ground pool and RV storage that is available at an additional cost. Brookside community offers exercise classes and scheduled games and all residents are welcome. There is an HOA fee of 102.00 a month and that covers water, sewer, common area maintenance and the use of the clubhouse. Directly across the way from this home is guest parking and a park like setting to walk your pet. No additional furniture will be included.

12. 1998-04-27
    soldstatus $84,500

ⓘ 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: $1,858 · $155/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$227/yr (+$19/mo · 12.2%)

ⓘ 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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,920
• − Mortgage interest: −$12,043
• − Property taxes: −$1,858
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − HOA: −$1,500
• − Depreciation: −$6,255
• Taxable loss: −$6,838
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $-1,375/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: Rogue River SD 35
• NCES district ID: 4110680
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $41,632
• Composite: 34.12/100
• National rank: #10284
• State rank: #129 of 183 in OR

Livability — Rogue River

• Score: 71/100
• State rank: #111
• US rank: #6542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogue River, OR
• Population (ZIP): 6,656

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 11% Slovak 3% Hungarian 3%
• Foreign-born: 1% · South Korea

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: ▼ -6.39%
• Current HPI: 368.9866
• 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

+154.4% since first listed

13 events — show timeline

• 2026-05-22 Pending — MLSCO
• 2026-05-08 Listed $215,000 MLSCO
• 2023-06-01 Sold (Public Records) $280,000 Public Records
• 2023-06-01 Sold (MLS) $280,000 MLSCO
• 2023-05-01 Pending — MLSCO
• 2023-03-03 Price Changed $285,000 MLSCO
• 2023-03-02 Relisted — MLSCO
• 2023-02-22 Pending — MLSCO
• 2023-02-13 Listed $275,000 MLSCO
• 2016-08-03 Sold (Public Records) $131,000 Public Records
• 2016-08-03 Sold (MLS) $131,000 MLSCO
• 2016-05-20 Listed $136,000 MLSCO
• 1998-04-27 Sold (Public Records) $84,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,858 · +3.3% YoY. Source: county tax records.