301 Freeman Rd Unit 90 · Central Point, OR 97502

$120,000

2 bd · 1.0 ba · 1,440 sqft · Land public records · 77 Days on market

Built 1978 $83/sqft · 60% below area $686/mo HOA · 36% 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 +12.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New listing in the popular Greenbrier Terrace Mobile Home Park! This spacious 1,440 sq. ft. home features two large bedrooms and an open floor plan, perfect for comfortable living and entertaining on the large shaded covered deck. This home includes a recent $42,000 kitchen remodel designed for both style and functionality, with soft-close cabinets and drawers, abundant storage, and brand-new appliances with transferable warranties. Energy efficiency and comfort have been enhanced with new windows installed in July 2025, along with an additional 6 inches of floor insulation. The property also boasts a composition roof that was replaced just four years ago, offering peace of mind for years to come. Additional updates include new bathroom fixtures and window coverings. The washer and dryer are included with the home.

Key facts

• Window coverings
• Kitchen remodel
• New windows

Tags

• KITCHEN REMODEL
• LARGE SHADED COVERED DECK
• NEW WINDOWS
• NEW BATHROOM FIXTURES
• WINDOW COVERINGS
• WASHER AND DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $-29 ($-350/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.0% in Central Point — 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 90/100 on livability (#3 in OR, #92 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Central Point SD 6 (suburban): math 19% / reading 41% proficiency, ranked #42 of 58 in OR (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 211 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $830 of loan paydown is wiped out by about $4k 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

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $112,800 (6.0% 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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.57% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 5.3

CMA / ARV

• ARV (median comp): $303,727
• List price: $120,000
• Delta: -60.49%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-18,300
• Equity at exit: $17,892

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-5,742
• Equity at exit: $10,375

Cash invested: $33,600 (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 97502

• Rents YoY: 4.3%
• Active inventory: 211
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$686
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-29

Break-even live

Break-even rent $1,918

Max offer price $115,785

Occupancy floor 97%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Shadow Way Central Point, OR	3.0	2.5	1750	$2,100	$1.20	21d	1	0.16mi
50 S 9th St #4 Central Point, OR	2.0	1.0	1100	$1,335	$1.21	13d	1	0.22mi
617 Valley Heart Ln Unit 619 Central Point, OR	3.0	2.0	1162	$1,595	$1.37	21d	1	0.31mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	13d	1	0.31mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	44d	1	0.32mi
525 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.42mi
565 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.44mi
563 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	44d	1	0.44mi
935 Fairfield Cir Central Point, OR	3.0	2.0	1537	$2,495	$1.62	21d	1	0.65mi
324 Cheney Loop Central Point, OR	2.0	2.0	1283	$1,500	$1.17	13d	1	0.68mi
283 Tyler Ave Central Point, OR	2.0	2.5	1425	$2,000	$1.40	13d	1	0.68mi
549 Glenn Way Central Point, OR	3.0	2.0	1078	$2,100	$1.95	44d	1	0.78mi
4726 Gebhard Rd Unit 1 Central Point, OR	3.0	2.5	1584	$2,250	$1.42	44d	1	0.80mi
362 Jans Ct Central Point, OR	3.0	2.5	1592	$1,775	$1.11	21d	1	0.83mi
1149 Annalise St Central Point, OR	3.0	2.5	1379	$2,395	$1.74	21d	1	0.85mi
1240 Vista Dr Central Point, OR	3.0	1.0	1188	$1,675	$1.41	44d	1	0.96mi
2635 Parkwood Village Ln Central Point, OR	3.0	2.5	1596	$2,250	$1.41	21d	1	0.98mi
2643 Parkwood Village Ln Central Point, OR	3.0	2.5	1685	$2,150	$1.28	44d	1	0.98mi
1405 N Haskell St Central Point, OR	3.0	2.0	1782	$2,495	$1.40	44d	1	1.42mi

HOA detail

• Monthly dues: $686 · $8,232/yr

Listing history 16 events

1. 2026-06-19
   days on market $120,000 Active 77 DOM
2. 2026-06-18
   days on market $120,000 Active 76 DOM
3. 2026-06-17
   days on market $120,000 Active 75 DOM
4. 2026-06-16
   days on market $120,000 Active 74 DOM
5. 2026-06-15
   days on market $120,000 Active 73 DOM
6. 2026-06-14
   days on market $120,000 Active 71 DOM
7. 2026-06-13
   days on market $120,000 Active 70 DOM
8. 2026-06-10
   days on market $120,000 Active 68 DOM
9. 2026-06-09
   days on market $120,000 Active 67 DOM
10. 2026-06-08
    days on market $120,000 Active 66 DOM
11. 2026-06-07
    days on market $120,000 Active 65 DOM
12. 2026-06-02
    days on market $120,000 Active 60 DOM
13. 2026-06-01
    days on market $120,000 Active 59 DOM
14. 2026-05-31
    days on market $120,000 Active 58 DOM
15. 2026-05-30
    days on market $120,000 Active 57 DOM
16. 2026-04-03
    listed $120,000 Active 826-char remark

    Show marketing remark (826 chars)

    New listing in the popular Greenbrier Terrace Mobile Home Park! This spacious 1,440 sq. ft. home features two large bedrooms and an open floor plan, perfect for comfortable living and entertaining on the large shaded covered deck. This home includes a recent $42,000 kitchen remodel designed for both style and functionality, with soft-close cabinets and drawers, abundant storage, and brand-new appliances with transferable warranties. Energy efficiency and comfort have been enhanced with new windows installed in July 2025, along with an additional 6 inches of floor insulation. The property also boasts a composition roof that was replaced just four years ago, offering peace of mind for years to come. Additional updates include new bathroom fixtures and window coverings. The washer and dryer are included with the home.

ⓘ 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 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,575
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$8,232
• − Depreciation: −$3,491
• Taxable loss: −$1,882
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $102/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: Central Point SD 6
• NCES district ID: 4102940
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $49,736
• Composite: 26.09/100
• National rank: #7290
• State rank: #42 of 58 in OR

Livability — Central Point

• Score: 90/100
• State rank: #3
• US rank: #92

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central Point, OR
• County: Jackson County · 159,661 people
• City population: 29,067
• Metro: Medford, OR
• Population (ZIP): 29,067
• Household income: $83,488
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 650.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Iranian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 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: ▼ -446.66%
• Current HPI: 252.2725
• Rent YoY: ▲ 4.33%
• 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

• 2026-04-03 Listed $120,000 MLSCO

Property tax history

+84.1%/yr

Latest (2022): $211 · +2014.2% YoY. Source: county tax records.