1095 Lee Roze Ln · Grants Pass, OR 97527

$99,500

2 bd · 2.0 ba · 1,097 sqft · Manufactured public records · 73 Days on market

Built 1982 $91/sqft · 44% above area Est $69k · 44% over

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Why this score? — see what drove the C+ 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
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort and convenience with this custom-built, 2-bedroom, 2-bath manufactured home offering just under 1,100 sq. ft. of thoughtfully designed living space. This property has plenty to offer, including extra parking space for your trailers, RVs, or additional vehicles--perfect for those who need room to roam. The well-designed kitchen features a functional layout and comes fully equipped with all appliances, plus a washer and dryer for added ease. Out back, you'll find a spacious yard complete with a custom-built fireplace--an ideal setting for relaxing evenings or entertaining family and friends.

Key facts

• Spacious yard
• Extra parking space
• Custom built

Tags

• CUSTOM BUILT
• EXTRA PARKING SPACE
• WELL DESIGNED KITCHEN
• FULLY EQUIPPED APPLIANCES
• SPACIOUS YARD
• CUSTOM BUILT FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.2% in Grants Pass — 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 70/100 on livability (#137 in OR) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, housing A-; Watch: schools D, employment D, crime F.
• Grants Pass SD 7 (urban): math 39% / reading 56% proficiency, ranked #66 of 183 in OR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 185 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 223 units permitted in Josephine County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Josephine County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $37k; list at $100k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.56% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.92%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $69,097
• List price: $99,500
• Delta: 44.00%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1757 Parkdale Dr	0.13mi	2/2.0	1,152 (+5%)	10mo	$46,000	$40	77
1868 Parkdale Dr	0.10mi	2/2.0	1,152 (+5%)	14mo	$20,000	$17	75
1113 Lee Roze Ln	0.02mi	2/2.0	1,234 (+12%)	4mo	$85,000	$69	75
1039 Lee Roze Ln #4	0.06mi	2/2.0	1,152 (+5%)	19mo	$93,000	$81	73
1005 Idle Ct	0.09mi	3/2.0 (+1)	1,100 (+0%)	21mo	$270,000	$245	73

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 · 3.05% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.85×
• Total profit: $23,737
• Equity at exit: $14,836

10-year hold

• IRR: 29.0%
• Equity multiple: 3.59×
• Total profit: $72,137
• Equity at exit: $8,603

Cash invested: $27,860 (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 97527

• Rents YoY: 3.0%
• Active inventory: 185
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$522
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $625

Break-even live

Break-even rent $762

Max offer price $99,500

Occupancy floor 55%

Sensitivity live

Price	-10% $681	-5% $653	+0% $625	+5% $597	+10% $569
Rent	-10% $502	-5% $564	+0% $625	+5% $686	+10% $748
Rate	-1.0pp $675	-0.5pp $650	base $625	+0.5pp $599	+1.0pp $573

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 SE Cherry Ln Grants Pass, OR	3.0	2.0	1474	$1,975	$1.34	44d	1	0.92mi
716 SE 9th St Grants Pass, OR	2.0	1.0	1000	$1,395	$1.40	44d	1	1.04mi
323 SE K St Unit 325 Grants Pass, OR	2.0	1.5	1273	$1,495	$1.17	44d	1	1.11mi
1120 SW 5th St Unit B Grants Pass, OR	2.0	1.5	1000	$1,050	$1.05	44d	1	1.11mi
1154 SW Lee Ln Grants Pass, OR	3.0	1.5	1232	$1,850	$1.50	44d	1	1.23mi
1108 SW Oak St Grants Pass, OR	3.0	1.0	1201	$1,800	$1.50	44d	1	1.26mi
310 SW 4th St Unit 314 Grants Pass, OR	2.0	1.0	884	$1,150	$1.30	44d	1	1.44mi

Listing history 30 events

1. 2026-06-19
   days on market $99,500 Active 73 DOM
2. 2026-06-18
   days on market $99,500 Active 72 DOM
3. 2026-06-17
   days on market $99,500 Active 71 DOM
4. 2026-06-16
   days on market $99,500 Active 70 DOM
5. 2026-06-15
   days on market $99,500 Active 69 DOM
6. 2026-06-14
   days on market $99,500 Active 67 DOM
7. 2026-06-13
   days on market $99,500 Active 66 DOM
8. 2026-06-10
   days on market $99,500 Active 64 DOM
9. 2026-06-09
   days on market $99,500 Active 63 DOM
10. 2026-06-08
    days on market $99,500 Active 62 DOM
11. 2026-06-07
    days on market $99,500 Active 61 DOM
12. 2026-06-05
    days on market $99,500 Active 58 DOM
13. 2026-06-03
    days on market $99,500 Active 57 DOM
14. 2026-06-02
    days on market $99,500 Active 56 DOM
15. 2026-06-01
    days on market $99,500 Active 55 DOM
16. 2026-05-31
    days on market $99,500 Active 54 DOM
17. 2026-05-30
    days on market $99,500 Active 53 DOM
18. 2026-04-07
    listed $99,500 Active 614-char remark

    Show marketing remark (614 chars)

    Step into comfort and convenience with this custom-built, 2-bedroom, 2-bath manufactured home offering just under 1,100 sq. ft. of thoughtfully designed living space. This property has plenty to offer, including extra parking space for your trailers, RVs, or additional vehicles--perfect for those who need room to roam. The well-designed kitchen features a functional layout and comes fully equipped with all appliances, plus a washer and dryer for added ease. Out back, you'll find a spacious yard complete with a custom-built fireplace--an ideal setting for relaxing evenings or entertaining family and friends.

19. 2026-01-30
    historical
20. 2025-07-18
    listed $120,000 Active
21. 2024-12-31
    historical
22. 2024-07-30
    status Active
23. 2024-07-26
    historical
24. 2023-08-04
    listed $133,000 Active
25. 2023-07-06
    historical
26. 2023-01-11
    listed $137,360 Active
27. 2010-08-19
    historical
28. 2010-03-30
    listed $47,000
29. 2003-10-31
    soldstatus $37,000
30. 2003-05-14
    listed $37,000

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$497/yr (+$41/mo · 106.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,643
• − Mortgage interest: −$5,574
• − Property taxes: −$468
• − Insurance: −$498
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$2,895
• Taxable income: $6,226
• Est. tax owed @ 24.0%: −$1,494
• After-tax cash flow: $6,007/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: Grants Pass SD 7
• NCES district ID: 4105910
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,433
• Composite: 41.5/100
• National rank: #7281
• State rank: #66 of 183 in OR

Livability — Grants Pass

• Score: 70/100
• State rank: #137
• US rank: #7900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grants Pass, OR
• County: Josephine County · 73,366 people
• City population: 73,366
• Metro: Grants Pass, OR
• Population (ZIP): 37,330
• Household income: $66,975
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1018.0

Population outlook (Josephine County) Hauer SSP2

• Today (2025): 87,883 people
• By 2030: 89,055 · +1.3%
• By 2040: 90,396 · +2.9%
• By 2050: 90,801 · +3.3%
• By 2075: 89,880 · +2.3%
• By 2100: 81,252 · -7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Josephine

• 2024 margin: Strong R (+29.1) · D 34.2% · R 63.3% · Other 2.5%
• 2008→2024 swing: -15.8pp toward R · 2008: -13.2pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+25.8 2016: R+31.4 2012: R+21.9 2008: R+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.09%
• Current HPI: 318.0477
• Rent YoY: ▲ 3.05%
• Metro: Grants Pass, 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

+168.9% since first listed

13 events — show timeline

• 2026-04-07 Listed $99,500 MLSCO
• 2026-01-30 Listing Removed — MLSCO
• 2025-07-18 Listed $120,000 MLSCO
• 2024-12-31 Listing Removed — MLSCO
• 2024-07-30 Relisted — MLSCO
• 2024-07-26 Listing Removed — MLSCO
• 2023-08-04 Listed $133,000 MLSCO
• 2023-07-06 Listing Removed — MLSCO
• 2023-01-11 Listed $137,360 MLSCO
• 2010-08-19 Listing Removed — MLSCO
• 2010-03-30 Listed $47,000 MLSCO
• 2003-10-31 Sold (MLS) $37,000 RMLS
• 2003-05-14 Listed $37,000 RMLS

Property tax history

+6.2%/yr

Latest (2025): $468 · -0.5% YoY. Source: county tax records.