4729 S Pacific Hwy Unit 4 · Phoenix, OR 97535

$77,999

2 bd · 1.0 ba · 938 sqft · Land public records · 40 Days on market

Built 1999 $83/sqft · 8% below area Est $85k · 8% under

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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
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to Greenway Village Park, a vibrant 55+ community in Phoenix. This charming 2-bedroom, 2-bath home offers a bright, functional layout designed for comfortable, easy living. The inviting living area flows seamlessly into the kitchen, featuring a modern feel with ample storage and workspace. The spacious primary suite serves as a peaceful retreat, complete with an en-suite bathroom and relaxing soaking tub. On the opposite end, the second bedroom and nearby guest bath with a shower provide ideal separation for privacy and flexibility. Step outside to a serene and private, fully fenced backyard. Enjoy garden beds, two storage sheds, and a custom-built catio offering a secure space for

Key facts

• Scenic paved trail
• Custom built catio
• Garden beds

Tags

• FULLY FENCED BACKYARD
• GARDEN BEDS
• STORAGE SHEDS
• CUSTOM BUILT CATIO
• BEAR CREEK GREENWAY
• SCENIC PAVED TRAIL

Property features AI

Finance

• Financial info: Monthly land lease of 600
• HOA & community: Located in a senior community; CC&Rs apply

Exterior

• Parking: Attached carport
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-wide mobile home located in a park; One level; Built in 1999; May remain in park
• Construction: Pillar/post/pier foundation; Metal skirting; Manufactured by Fleetwood
• Exterior features: Composition roof; Double-pane windows with vinyl frames; Shed(s); Paved road access

Interior

• Kitchen: Includes oven, range, dishwasher, and refrigerator
• Bedrooms: 2 bedrooms including a primary bedroom
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Wall/window air conditioning units; Has heating and cooling
• Interior features: Dishwasher; Dryer; Oven; Range; Refrigerator; Washer; Water heater; Carpet flooring; Laminate flooring; Vinyl flooring; Living room; Eating area
• Laundry & utility: Washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $78k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 4.7% 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; 6 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 $539 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $9k; list at $78k implies a 767% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,659 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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: 1.99% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.03%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

• ARV (median comp): $85,000
• List price: $77,999
• Delta: -8.24%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.4%
• Equity multiple: 2.55×
• Total profit: $33,765
• Equity at exit: $11,630

10-year hold

• IRR: 43.1%
• Equity multiple: 5.08×
• Total profit: $89,151
• Equity at exit: $6,744

Cash invested: $21,840 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$409
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $729

Break-even live

Break-even rent $632

Max offer price $77,999

Occupancy floor 48%

Sensitivity live

Price	-10% $773	-5% $751	+0% $729	+5% $707	+10% $684
Rent	-10% $606	-5% $667	+0% $729	+5% $790	+10% $851
Rate	-1.0pp $768	-0.5pp $748	base $729	+0.5pp $708	+1.0pp $688

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 W 1st St Phoenix, OR	2.0	1.0	864	$1,395	$1.61	22d	1	0.78mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	22d	1	1.01mi
110 6th St Phoenix, OR	3.0	1.0	1040	$1,895	$1.82	14d	1	1.01mi
310 Independence Cir Apt D Phoenix, OR	2.0	1.0	850	$1,595	$1.88	14d	1	1.05mi
204 Cheryl Ln Unit J Phoenix, OR	2.0	1.5	1008	$1,350	$1.34	44d	1	1.28mi
41 Suncrest Rd Unit 21 Talent, OR	1.0	1.0	530	$750	$1.42	14d	1	1.47mi

Listing history 33 events

1. 2026-06-19
   status $77,999 Pending 40 DOM
2. 2026-06-18
   days on market $77,999 Active 40 DOM
3. 2026-06-17
   days on market $77,999 Active 39 DOM
4. 2026-06-16
   days on market $77,999 Active 38 DOM
5. 2026-06-15
   days on market $77,999 Active 37 DOM
6. 2026-06-14
   days on market $77,999 Active 35 DOM
7. 2026-06-13
   days on market $77,999 Active 34 DOM
8. 2026-06-10
   days on market $77,999 Active 32 DOM
9. 2026-06-09
   days on market $77,999 Active 31 DOM
10. 2026-06-08
    days on market $77,999 Active 30 DOM
11. 2026-06-07
    days on market $77,999 Active 29 DOM
12. 2026-06-02
    days on market $77,999 Active 24 DOM
13. 2026-06-01
    days on market $77,999 Active 23 DOM
14. 2026-05-31
    days on market $77,999 Active 22 DOM
15. 2026-05-30
    days on market $77,999 Active 21 DOM
16. 2026-05-03
    listed $77,999 Active 969-char remark
17. 2026-04-29
    historical
18. 2026-04-09
    price $73,000
19. 2026-02-06
    listed $75,500 Active
20. 2025-10-31
    historical
21. 2025-10-08
    price $76,900
22. 2025-09-30
    status Active
23. 2025-09-24
    historical
24. 2025-07-24
    price $79,900
25. 2025-03-22
    price $84,500
26. 2024-11-05
    price $88,500
27. 2024-09-26
    listed $92,000 Active
28. 2024-08-13
    historical
29. 2024-06-06
    listed $110,000 Active
30. 2012-01-20
    soldstatus $9,000
31. 2011-11-30
    listed $10,000
32. 2011-09-12
    soldstatus $14,000
33. 2011-02-23
    listed $15,000

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$63/yr (+$5/mo · 9.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 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: $18,652
• − Mortgage interest: −$4,369
• − Property taxes: −$694
• − Insurance: −$390
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$2,269
• Taxable income: $7,946
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $6,836/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

+420.0% since first listed

18 events — show timeline

• 2026-05-03 Listed $77,999 MLSCO
• 2026-04-29 Listing Removed — MLSCO
• 2026-04-09 Price Changed $73,000 MLSCO
• 2026-02-06 Listed $75,500 MLSCO
• 2025-10-31 Listing Removed — MLSCO
• 2025-10-08 Price Changed $76,900 MLSCO
• 2025-09-30 Relisted — MLSCO
• 2025-09-24 Listing Removed — MLSCO
• 2025-07-24 Price Changed $79,900 MLSCO
• 2025-03-22 Price Changed $84,500 MLSCO
• 2024-11-05 Price Changed $88,500 MLSCO
• 2024-09-26 Listed $92,000 MLSCO
• 2024-08-13 Listing Removed — MLSCO
• 2024-06-06 Listed $110,000 MLSCO
• 2012-01-20 Sold (MLS) $9,000 MLSCO
• 2011-11-30 Listed $10,000 MLSCO
• 2011-09-12 Sold (MLS) $14,000 MLSCO
• 2011-02-23 Listed $15,000 MLSCO

Property tax history

+3.6%/yr

Latest (2022): $694 · +5.7% YoY. Source: county tax records.