3653 S Pacific Hwy #18 · Medford, OR 97501

$110,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 23 Days on market

Built 1995 Good condition Est $135k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-cared-for manufactured home offering 1,404 square feet, 3 bedrooms and 2 bathrooms. Recent updates include new paint inside and out, new vinyl flooring, newer vinyl windows along with a newer HVAC. The spacious kitchen features abundant cabinet storage, a center island, and all kitchen appliances are included. A generous laundry room provides additional storage space and functionality. The primary suite offers a large bedroom, walk-in closet, and private bath with a walk-in shower. Outside, you'll find a versatile shed/workshop perfect for hobbies, tools, or extra storage. The yard features mature landscaping, colorful flowers, a fenced area, and a large covered carport, creating an in

Key facts

• Manufactured home
• Newer vinyl windows
• New paint

Tags

• MANUFACTURED HOME
• NEW PAINT
• NEW VINYL FLOORING
• NEWER VINYL WINDOWS
• NEWER HVAC
• ABUNDANT CABINET STORAGE

Property features AI

Finance

• Financial info: Monthly land lease of 950
• HOA & community: CCRs apply; May remain in park

Exterior

• Parking: Attached carport
• Security: Audio and video surveillance on the premises
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Mobile home (double wide) located in a park; One level
• Construction: Built in 1995; Composition roof; Pillar/post/pier foundation
• Exterior features: Landscaped grounds; Double pane windows with vinyl frames; Shed(s)

Interior

• Kitchen: Range; Range hood; Refrigerator; Water heater
• Bedrooms: 3 bedrooms (including a primary bedroom)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Kitchen island; Linen closet; Vaulted ceilings; High‑speed internet
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: employment D+, crime F.
• 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.
• Zoned schools: Orchard Hill Elementary School (math 24% / reading 24%, grade F, #320 of 412 statewide, top 82%, 345 students, 78% FRL); Talent Middle School (math 10% / reading 33%, grade F, #122 of 128 statewide, top 95%, 473 students, 79% FRL); Phoenix High School (math 24% / reading 70%, grade D-, #56 of 143 statewide, top 41%, 700 students, 79% FRL) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 70 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).
• This rent runs 33% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 + 2.5% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

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 $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.98%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Northridge Ter #26	0.07mi	3/2.0	1,404 (0%)	3mo	$109,000	$78	94
93 Northridge Ter Spc 23	0.07mi	3/2.0	1,404 (0%)	9mo	$116,000	$83	89
3555 S Pacific Hwy Spc 131	0.14mi	3/2.0	1,344 (-4%)	7mo	$98,000	$73	81
3555 S Pacific Hwy #26	0.14mi	4/2.0 (+1)	1,440 (+3%)	10mo	$180,000	$125	76
93 Northridge Ter #50	0.07mi	3/2.0	1,568 (+12%)	10mo	$227,000	$145	69
3555 S Pacific Hwy Spc 204	0.14mi	3/2.0	1,200 (-14%)	2mo	$138,000	$115	68
3431 S Pacific Hwy #77	0.46mi	3/2.0	1,440 (+3%)	8mo	$85,000	$59	68
3966 S Pacific Hwy #6	0.27mi	3/2.0	1,512 (+8%)	12mo	$223,000	$147	65
10 E South Stage Rd Spc 101	0.53mi	3/2.0	1,296 (-8%)	5mo	$125,000	$96	59
10 E South Stage Rd Spc 72	0.53mi	2/2.0 (-1)	1,458 (+4%)	8mo	$159,900	$110	57
3431 S Pacific Hwy Spc 98	0.46mi	2/2.0 (-1)	1,248 (-11%)	1mo	$85,000	$68	54
3431 S Pacific Hwy Spc 9	0.46mi	3/2.0	1,200 (-14%)	1mo	$50,000	$42	53

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.72×
• Total profit: $22,209
• Equity at exit: $16,401

10-year hold

• IRR: 26.0%
• Equity multiple: 3.23×
• Total profit: $68,645
• Equity at exit: $9,511

Cash invested: $30,800 (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 97501

• Rents YoY: 2.5%
• Active inventory: 70
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $641

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $717	-5% $679	+0% $641	+5% $603	+10% $565
Rent	-10% $501	-5% $571	+0% $641	+5% $711	+10% $781
Rate	-1.0pp $697	-0.5pp $669	base $641	+0.5pp $613	+1.0pp $584

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Northridge Ter Medford, OR	2.0	1.5	950	$1,600	$1.68	22d	1	0.17mi
204 Cheryl Ln Unit J Phoenix, OR	2.0	1.5	1008	$1,350	$1.34	45d	1	0.54mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	22d	1	0.81mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	15d	1	0.81mi
211 W 1st St Apt B Phoenix, OR	2.0	1.5	1250	$1,600	$1.28	15d	1	1.14mi
412 Oak St Unit 2 Phoenix, OR	3.0	2.5	1368	$1,750	$1.28	45d	1	1.33mi

Listing history 17 events

1. 2026-06-21
   days on market $110,000 Active 23 DOM
2. 2026-06-19
   days on market $110,000 Active 21 DOM
3. 2026-06-18
   days on market $110,000 Active 20 DOM
4. 2026-06-17
   days on market $110,000 Active 19 DOM
5. 2026-06-16
   days on market $110,000 Active 18 DOM
6. 2026-06-15
   days on market $110,000 Active 17 DOM
7. 2026-06-14
   days on market $110,000 Active 15 DOM
8. 2026-06-13
   days on market $110,000 Active 14 DOM
9. 2026-06-10
   days on market $110,000 Active 12 DOM
10. 2026-06-09
    days on market $110,000 Active 11 DOM
11. 2026-06-08
    days on market $110,000 Active 10 DOM
12. 2026-06-07
    days on market $110,000 Active 9 DOM
13. 2026-06-02
    days on market $110,000 Active 4 DOM
14. 2026-06-01
    days on market $110,000 Active 3 DOM
15. 2026-05-31
    days on market $110,000 Active 2 DOM
16. 2026-05-30
    remarks 699-char remark
17. 2026-05-30
    listed $110,000 Active 1 DOM

ⓘ 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 ≥97°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: $21,288
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$3,200
• Taxable income: $6,320
• Est. tax owed @ 24.0%: −$1,517
• After-tax cash flow: $6,178/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home offers a good condition with recent updates and a good curb appeal. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Upgrading HVAC system — Modern HVAC improves comfort and energy efficiency
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Upgrading HVAC system — Modern HVAC improves comfort and energy efficiency ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 44,670
• Household income: $63,977
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1799.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Portuguese 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -428.31%
• Current HPI: 248.6495
• Rent YoY: ▲ 2.53%
• 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

1 event — show timeline

• 2026-05-29 Listed $110,000 MLSCO