1844 Redtail Hawk Dr Unit RV55J · Eagle Crest, OR 97756

$4,700

3 bd · 2.0 ba · 1,405 sqft · Timeshare · 2 Days on market

Built 1993 0.32 ac lot $399/mo HOA · 17% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the best of Eagle Crest Resort from this beautifully appointed, turnkey 3-bedroom, 2-bath townhome overlooking the Deschutes River with breathtaking views toward Smith Rock. Savor spectacular sunrises from the deck and unwind in the evening to the tranquil sounds of the river. Designed for comfort and flexibility, the home features two private primary suites, including a main-level retreat and an upper-level suite with ensuite bath and private balcony. A third bedroom with twin beds provides additional space for family and guests. A dedicated owner's storage unit is included, offering convenient space for outdoor gear and recreational equipment. Ownership includes access to Eagle

Key facts

• Main-level retreat
• Private balcony
• Upper-level suite

Tags

• DESCHUTES RIVER VIEWS
• PRIVATE PRIMARY SUITES
• MAIN-LEVEL RETREAT
• UPPER-LEVEL SUITE
• PRIVATE BALCONY
• DEDICATED OWNER'S STORAGE UNIT

Property features AI

Finance

• Other: Access to public lands nearby; Short term rentals allowed within the community
• Financial info: Not currently rented
• HOA & community: Community association with quarterly fee; Association amenities include fitness center, golf course, landscaping, park, pickleball court(s), playground, pool, resort community amenities, on-site restaurant, sewer, snow removal, sport court, tennis court(s), trails, trash and water; CC&Rs apply

Exterior

• Parking: Assigned parking on asphalt, no garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Backflow domestic and irrigation water services; Public sewer (also lists septic tank/other); Cable and phone connected; Public utilities available
• Home design: Residential tenancy-in-common property; Two levels; Built in 1993; Frame construction; Stemwall foundation; Composition roof; One shared common wall
• Construction: Frame construction; Composition roof; Stemwall foundation; Built in 1993
• Exterior features: Spa / hot tub; Landscaped lot with native plants; Sprinkler timer(s) and front sprinklers; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Tile counters; Kitchen island; Breakfast bar; Eating area
• Bedrooms: 3 bedrooms (includes a primary bedroom)
• Flooring: Carpet; Stone; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Electric forced air heating
• Interior features: Breakfast bar; Ceiling fan(s); Double vanity; Enclosed toilet(s); Kitchen island; Linen closet; Shower/tub combo; Soaking tub; Tile counters; Tile shower; Walk-in closet(s); Wet bar; Fireplace in great room
• Laundry & utility: Washer; Dryer; Water heater; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath timeshare listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 366.8% vs local median 1.5% in Eagle Crest — 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 61/100 on livability (#272 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: health & safety C-, amenities F, commute F.
• Redmond SD 2J (town): math 24% / reading 42% proficiency, ranked #28 of 58 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tumalo Community School (math 44% / reading 64%, grade C, #79 of 412 statewide, top 21%, 265 students, 38% FRL); Obsidian Middle School (math 20% / reading 39%, grade F, #86 of 128 statewide, top 72%, 591 students, 48% FRL); Ridgeview High School (math 30% / reading 50%, grade F, #69 of 143 statewide, top 54%, 870 students, 36% FRL).
• Market conditions: Rents rising (+3.4%/yr); 731 active listings in the ZIP; solid renter incomes; 1,624 units permitted in Deschutes County in 2024 (391 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/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 $32 of loan paydown is wiped out by about $141 of value loss. Plan a longer hold.
• Deschutes County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,700

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 49.65% ✓
• Cap rate: 366.80%
• Cash-on-cash: 1287.51%
• DSCR: 58.29
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 69.67×
• Total profit: $90,367
• Equity at exit: $701

10-year hold

• IRR: —
• Equity multiple: 152.54×
• Total profit: $199,429
• Equity at exit: $406

Cash invested: $1,316 (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 97756

• Rents YoY: 3.4%
• Active inventory: 731
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,333 medium
• Mortgage (P&I): −$25
• Tax est. 1.5%: −$6 /mo · $70/yr
• Insurance: −$2
• HOA: −$399
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,412

Break-even live

Break-even rent $546

Max offer price $4,700

Occupancy floor 34%

Sensitivity live

Price	-10% $1,415	-5% $1,414	+0% $1,412	+5% $1,410	+10% $1,409
Rent	-10% $1,228	-5% $1,320	+0% $1,412	+5% $1,504	+10% $1,596
Rate	-1.0pp $1,414	-0.5pp $1,413	base $1,412	+0.5pp $1,411	+1.0pp $1,410

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: $1,175
• Closing costs: $141
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $399 · $4,788/yr

Listing history 3 events

1. 2026-06-18
   days on market $4,700 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $4,700 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,002
• − Mortgage interest: −$263
• − Property taxes: −$70
• − Insurance: −$24
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$4,788
• − Depreciation: −$137
• Taxable income: $18,239
• Est. tax owed @ 24.0%: −$4,377
• After-tax cash flow: $12,566/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: Redmond SD 2J
• NCES district ID: 4110350
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $51,027
• Composite: 28.72/100
• National rank: #6682
• State rank: #28 of 58 in OR

Livability — Eagle Crest

• Score: 61/100
• State rank: #272
• US rank: #18365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Crest, OR
• County: Deschutes County · 197,892 people
• Metro: Bend, OR
• Population (ZIP): 44,914
• Household income: $87,278
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1205.0

Population outlook (Deschutes County) Hauer SSP2

• Today (2025): 213,908 people
• By 2030: 232,387 · +8.6%
• By 2040: 265,858 · +24.3%
• By 2050: 295,286 · +38.0%
• By 2075: 353,553 · +65.3%
• By 2100: 380,293 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Deschutes

• 2024 margin: D (+10.1) · D 53.6% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.4pp toward D · 2008: -0.3pp · 2024: 10.1pp
• All cycles: 2024: D+10.1 2020: D+8.2 2016: R+3.8 2012: R+7.3 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -292.28%
• Current HPI: 385.3027
• Rent YoY: ▲ 3.39%
• Metro: Bend, 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

-65.2% since first listed

3 events — show timeline

• 2026-06-16 Listed $4,700 MLSCO
• 2024-04-02 Listing Removed — MLSCO
• 2023-03-31 Listed $13,500 MLSCO