1942 Parkdale Dr Dr · Grants Pass, OR 97527

$70,000

3 bd · 2.0 ba · 1,436 sqft · Manufactured public records · 413 Days on market

Built 1976 $49/sqft · 15% below area Est $83k · 16% 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 +14.5/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

There is a HOME WARRANTY . .. This home has had many updates- including but not limited to pull out shelving below stove, large pantry area, utensil holders and spice rack, cedar plank in bathrooms and closets, extra shelves for shoes in primary closet, newer flooring in kitchen and one bedroom. . workshop or storage space with laundry tub. Storage shed in back. Lots of yard with fencing & sprinkler system. Built in book storage wall to ceiling in primary bedroom. Washer/dryer 10yrs old, water heater less than 5 yrs old. Heat pump serviced last August, garbage disposal less than 3 yrs old. Newer window screens (Info provided by seller) SELLER MOTIVATED WILL CONSIDER ALL OFFERS

Key facts

• Pull out shelving
• Large pantry area
• Utensil holders

Tags

• PULL OUT SHELVING
• LARGE PANTRY AREA
• UTENSIL HOLDERS
• SPICE RACK
• CEDAR PLANK IN BATHROOMS
• EXTRA SHELVES FOR SHOES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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).
• This rent runs 31% of the median local income ($67k/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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 413 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $70k implies a 198% 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 413 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.47% ✓
• Cap rate: 22.08%
• Cash-on-cash: 56.39%
• DSCR: 3.51
• GRM: 3.4

CMA / ARV

• ARV (median comp): $82,897
• List price: $70,000
• Delta: -15.56%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1942 Parkdale Dr Dr	0.00mi	3/2.0	1,440 (+0%)	1mo	$52,000	$36	99
1061 Lee Roze Ln	0.07mi	3/2.0	1,505 (+5%)	0mo	$32,500	$22	89
1125 SE Lee Roze Ln	0.04mi	2/2.0 (-1)	1,524 (+6%)	3mo	$98,000	$64	80
138 Parkdale Cir	0.07mi	2/2.0 (-1)	1,344 (-6%)	10mo	$72,700	$54	73
1078 Lee Roze Ln	0.03mi	3/2.0	1,292 (-10%)	12mo	$70,000	$54	72
1026 Lee Roze Ln #1026	0.08mi	3/2.0	1,500 (+4%)	22mo	$94,750	$63	70
1331 Vista Dr	0.53mi	3/2.0	1,456 (+1%)	5mo	$210,000	$144	68
1696 Parkdale Dr	0.13mi	3/2.0	1,596 (+11%)	10mo	$87,000	$55	67
1113 Lee Roze Ln	0.05mi	2/2.0 (-1)	1,234 (-14%)	4mo	$85,000	$69	66
1048 Lee Roze Ln	0.05mi	3/2.0	1,620 (+13%)	18mo	$115,000	$71	61

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: 54.8%
• Equity multiple: 3.42×
• Total profit: $47,409
• Equity at exit: $10,437

10-year hold

• IRR: 59.9%
• Equity multiple: 6.98×
• Total profit: $117,186
• Equity at exit: $6,052

Cash invested: $19,600 (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 97527

• Rents YoY: 3.0%
• Active inventory: 185
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$367
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $921

Break-even live

Break-even rent $561

Max offer price $70,000

Occupancy floor 42%

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: $17,500
• Closing costs: $2,100
• 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	0.88mi
716 SE 9th St Grants Pass, OR	2.0	1.0	1000	$1,395	$1.40	44d	1	1.06mi
323 SE K St Unit 325 Grants Pass, OR	2.0	1.5	1273	$1,495	$1.17	44d	1	1.12mi
1120 SW 5th St Unit B Grants Pass, OR	2.0	1.5	1000	$1,050	$1.05	44d	1	1.14mi
1154 SW Lee Ln Grants Pass, OR	3.0	1.5	1232	$1,850	$1.50	44d	1	1.27mi
1108 SW Oak St Grants Pass, OR	3.0	1.0	1201	$1,800	$1.50	44d	1	1.30mi
310 SW 4th St Unit 314 Grants Pass, OR	2.0	1.0	884	$1,150	$1.30	44d	1	1.46mi

Listing history 9 events

1. 2026-05-12
   status Pending 691-char remark

   Show marketing remark (691 chars)

   There is a HOME WARRANTY . .. This home has had many updates- including but not limited to pull out shelving below stove, large pantry area, utensil holders and spice rack, cedar plank in bathrooms and closets, extra shelves for shoes in primary closet, newer flooring in kitchen and one bedroom. . workshop or storage space with laundry tub. Storage shed in back. Lots of yard with fencing & sprinkler system. Built in book storage wall to ceiling in primary bedroom. Washer/dryer 10yrs old, water heater less than 5 yrs old. Heat pump serviced last August, garbage disposal less than 3 yrs old. Newer window screens (Info provided by seller) SELLER MOTIVATED WILL CONSIDER ALL OFFERS

2. 2025-12-08
   status Active 691-char remark

   Show marketing remark (691 chars)

   There is a HOME WARRANTY . .. This home has had many updates- including but not limited to pull out shelving below stove, large pantry area, utensil holders and spice rack, cedar plank in bathrooms and closets, extra shelves for shoes in primary closet, newer flooring in kitchen and one bedroom. . workshop or storage space with laundry tub. Storage shed in back. Lots of yard with fencing & sprinkler system. Built in book storage wall to ceiling in primary bedroom. Washer/dryer 10yrs old, water heater less than 5 yrs old. Heat pump serviced last August, garbage disposal less than 3 yrs old. Newer window screens (Info provided by seller) SELLER MOTIVATED WILL CONSIDER ALL OFFERS

3. 2025-12-07
   status Pending 691-char remark

   Show marketing remark (691 chars)

   There is a HOME WARRANTY . .. This home has had many updates- including but not limited to pull out shelving below stove, large pantry area, utensil holders and spice rack, cedar plank in bathrooms and closets, extra shelves for shoes in primary closet, newer flooring in kitchen and one bedroom. . workshop or storage space with laundry tub. Storage shed in back. Lots of yard with fencing & sprinkler system. Built in book storage wall to ceiling in primary bedroom. Washer/dryer 10yrs old, water heater less than 5 yrs old. Heat pump serviced last August, garbage disposal less than 3 yrs old. Newer window screens (Info provided by seller) SELLER MOTIVATED WILL CONSIDER ALL OFFERS

4. 2025-07-28
   price $70,000 691-char remark

   Show marketing remark (691 chars)

   There is a HOME WARRANTY . .. This home has had many updates- including but not limited to pull out shelving below stove, large pantry area, utensil holders and spice rack, cedar plank in bathrooms and closets, extra shelves for shoes in primary closet, newer flooring in kitchen and one bedroom. . workshop or storage space with laundry tub. Storage shed in back. Lots of yard with fencing & sprinkler system. Built in book storage wall to ceiling in primary bedroom. Washer/dryer 10yrs old, water heater less than 5 yrs old. Heat pump serviced last August, garbage disposal less than 3 yrs old. Newer window screens (Info provided by seller) SELLER MOTIVATED WILL CONSIDER ALL OFFERS

5. 2025-06-11
   price $74,900 691-char remark

   Show marketing remark (691 chars)

   There is a HOME WARRANTY . .. This home has had many updates- including but not limited to pull out shelving below stove, large pantry area, utensil holders and spice rack, cedar plank in bathrooms and closets, extra shelves for shoes in primary closet, newer flooring in kitchen and one bedroom. . workshop or storage space with laundry tub. Storage shed in back. Lots of yard with fencing & sprinkler system. Built in book storage wall to ceiling in primary bedroom. Washer/dryer 10yrs old, water heater less than 5 yrs old. Heat pump serviced last August, garbage disposal less than 3 yrs old. Newer window screens (Info provided by seller) SELLER MOTIVATED WILL CONSIDER ALL OFFERS

6. 2025-05-01
   price $84,900 691-char remark

   Show marketing remark (691 chars)

   There is a HOME WARRANTY . .. This home has had many updates- including but not limited to pull out shelving below stove, large pantry area, utensil holders and spice rack, cedar plank in bathrooms and closets, extra shelves for shoes in primary closet, newer flooring in kitchen and one bedroom. . workshop or storage space with laundry tub. Storage shed in back. Lots of yard with fencing & sprinkler system. Built in book storage wall to ceiling in primary bedroom. Washer/dryer 10yrs old, water heater less than 5 yrs old. Heat pump serviced last August, garbage disposal less than 3 yrs old. Newer window screens (Info provided by seller) SELLER MOTIVATED WILL CONSIDER ALL OFFERS

7. 2025-03-24
   listed $90,000 Active 691-char remark

   Show marketing remark (691 chars)

   There is a HOME WARRANTY . .. This home has had many updates- including but not limited to pull out shelving below stove, large pantry area, utensil holders and spice rack, cedar plank in bathrooms and closets, extra shelves for shoes in primary closet, newer flooring in kitchen and one bedroom. . workshop or storage space with laundry tub. Storage shed in back. Lots of yard with fencing & sprinkler system. Built in book storage wall to ceiling in primary bedroom. Washer/dryer 10yrs old, water heater less than 5 yrs old. Heat pump serviced last August, garbage disposal less than 3 yrs old. Newer window screens (Info provided by seller) SELLER MOTIVATED WILL CONSIDER ALL OFFERS

8. 2009-04-30
   soldstatus $23,500 217-char remark

   Show marketing remark (217 chars)

   Clean and ready to enjoy. Located on a cul-de-sac in the Fruitdale area, this home features an enclosed deck plus a 17x10 shop/storage/work area. Move in ready! One owner needs to be over 55, one pet less than 15 lbs.

9. 2009-03-30
   listed $27,500 217-char remark

   Show marketing remark (217 chars)

   Clean and ready to enjoy. Located on a cul-de-sac in the Fruitdale area, this home features an enclosed deck plus a 17x10 shop/storage/work area. Move in ready! One owner needs to be over 55, one pet less than 15 lbs.

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$112/yr (+$9/mo · 19.7%)

ⓘ 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 7 d/yr ≥98°F today · 16 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: $20,728
• − Mortgage interest: −$3,921
• − Property taxes: −$567
• − Insurance: −$350
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$2,036
• Taxable income: $10,537
• Est. tax owed @ 24.0%: −$2,529
• After-tax cash flow: $8,524/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

+154.5% since first listed

9 events — show timeline

• 2026-05-12 Pending — MLSCO
• 2025-12-08 Relisted — MLSCO
• 2025-12-07 Pending — MLSCO
• 2025-07-28 Price Changed $70,000 MLSCO
• 2025-06-11 Price Changed $74,900 MLSCO
• 2025-05-01 Price Changed $84,900 MLSCO
• 2025-03-24 Listed $90,000 MLSCO
• 2009-04-30 Sold (MLS) $23,500 RMLS
• 2009-03-30 Listed $27,500 RMLS

Property tax history

+7.4%/yr

Latest (2025): $567 · +5.5% YoY. Source: county tax records.