633 E Archwood Unit 86 · Eagle Point, OR 97524

$97,500

2 bd · 1.0 ba · 1,248 sqft · Land public records · 87 Days on market

Built 1985 $78/sqft · at area comps Est $96k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.8/15.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must tour this almost completely updated light and bright beauty that is truly move in ready. This 2 bedroom, 2 bathroom home offers 1,248 sq ft and is located in one of Eagle Point's nicest parks, just minutes to parks, shopping, restaurants, and more. Nearly fully remodeled, it features a spacious open floor plan with vaulted ceilings and large windows that fill the living room with natural light. The dining area includes a built in cabinet with a mini sink. The kitchen is a standout with a newer oven, granite sink, updated faucets, and tile backsplash. Recent upgrades include new carpet, interior and exterior paint, a new HVAC system, newer roof, storage area, new closet doors, and beautiful cedar ceilings. The primary suite offers a walk in closet, jetted tub, and updated shower heads. Enjoy a fenced and landscaped backyard. Nothing to do but move right in and enjoy.

Key facts

• Open floor plan
• Newer roof
• Built in cabinet

Tags

• OPEN FLOOR PLAN
• BUILT IN CABINET
• GRANITE SINK
• TILE BACKSPLASH
• NEW HVAC SYSTEM
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $98k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 2.3% in Eagle 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 76/100 on livability (#75 in OR, #3,362 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety A; Watch: amenities F, commute F.
• Eagle Point SD 9 (suburban): math 26% / reading 45% proficiency, ranked #134 of 183 in OR (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 233 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $674 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $98k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe 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 $91,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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. 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: 1.93% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.70%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

• ARV (median comp): $95,969
• List price: $97,500
• Delta: 1.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.0%
• Equity multiple: 2.53×
• Total profit: $41,690
• Equity at exit: $14,538

10-year hold

• IRR: 42.7%
• Equity multiple: 5.04×
• Total profit: $110,256
• Equity at exit: $8,430

Cash invested: $27,300 (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 97524

• Home prices YoY: -27.7%
• Active inventory: 233
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$511
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $903

Break-even live

Break-even rent $739

Max offer price $97,500

Occupancy floor 47%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476 Teakwood Dr Eagle Point, OR	3.0	2.0	1400	$2,000	$1.43	21d	1	0.28mi
118 N Shasta Ave Apt B Eagle Point, OR	3.0	2.0	1110	$1,695	$1.53	21d	1	0.52mi
173 N Royal Ave Eagle Point, OR	3.0	2.0	1400	$1,950	$1.39	13d	1	0.54mi
204 Fargo St Unit 204 Eagle Point, OR	2.0	1.0	744	$1,395	$1.88	13d	1	1.06mi
113 Little Butte Dr Eagle Point, OR	3.0	2.0	1336	$2,400	$1.80	13d	1	1.19mi
826 S Royal Ave Unit 828 Eagle Point, OR	2.0	1.0	780	$1,295	$1.66	43d	1	1.23mi

Listing history 22 events

1. 2026-06-19
   days on market $97,500 Active 87 DOM
2. 2026-06-18
   days on market $97,500 Active 86 DOM
3. 2026-06-17
   days on market $97,500 Active 85 DOM
4. 2026-06-16
   days on market $97,500 Active 84 DOM
5. 2026-06-15
   days on market $97,500 Active 83 DOM
6. 2026-06-14
   days on market $97,500 Active 81 DOM
7. 2026-06-13
   days on market $97,500 Active 80 DOM
8. 2026-06-10
   days on market $97,500 Active 78 DOM
9. 2026-06-09
   days on market $97,500 Active 77 DOM
10. 2026-06-08
    days on market $97,500 Active 76 DOM
11. 2026-06-07
    days on market $97,500 Active 75 DOM
12. 2026-06-05
    pricedays on market $97,500 Active 72 DOM
13. 2026-06-03
    days on market $102,500 Active 71 DOM
14. 2026-06-02
    days on market $102,500 Active 70 DOM
15. 2026-06-01
    days on market $102,500 Active 69 DOM
16. 2026-05-31
    days on market $102,500 Active 68 DOM
17. 2026-05-30
    days on market $102,500 Active 67 DOM
18. 2026-05-19
    price $102,500 883-char remark

    Show marketing remark (883 chars)

    Must tour this almost completely updated light and bright beauty that is truly move in ready. This 2 bedroom, 2 bathroom home offers 1,248 sq ft and is located in one of Eagle Point's nicest parks, just minutes to parks, shopping, restaurants, and more. Nearly fully remodeled, it features a spacious open floor plan with vaulted ceilings and large windows that fill the living room with natural light. The dining area includes a built in cabinet with a mini sink. The kitchen is a standout with a newer oven, granite sink, updated faucets, and tile backsplash. Recent upgrades include new carpet, interior and exterior paint, a new HVAC system, newer roof, storage area, new closet doors, and beautiful cedar ceilings. The primary suite offers a walk in closet, jetted tub, and updated shower heads. Enjoy a fenced and landscaped backyard. Nothing to do but move right in and enjoy.

19. 2026-03-24
    listed $107,500 Active 883-char remark

    Show marketing remark (883 chars)

    Must tour this almost completely updated light and bright beauty that is truly move in ready. This 2 bedroom, 2 bathroom home offers 1,248 sq ft and is located in one of Eagle Point's nicest parks, just minutes to parks, shopping, restaurants, and more. Nearly fully remodeled, it features a spacious open floor plan with vaulted ceilings and large windows that fill the living room with natural light. The dining area includes a built in cabinet with a mini sink. The kitchen is a standout with a newer oven, granite sink, updated faucets, and tile backsplash. Recent upgrades include new carpet, interior and exterior paint, a new HVAC system, newer roof, storage area, new closet doors, and beautiful cedar ceilings. The primary suite offers a walk in closet, jetted tub, and updated shower heads. Enjoy a fenced and landscaped backyard. Nothing to do but move right in and enjoy.

20. 2023-09-29
    soldstatus $40,000 Closed 251-char remark

    Show marketing remark (251 chars)

    Handyman special! Priced to sell! Bring your toolbox and make this home shine again. So much potential here. Two nice sized bedrooms, laundry room and lots of storage. Metal carport, outside storage and fenced yard complete this home in a family park.

21. 2023-09-14
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Handyman special! Priced to sell! Bring your toolbox and make this home shine again. So much potential here. Two nice sized bedrooms, laundry room and lots of storage. Metal carport, outside storage and fenced yard complete this home in a family park.

22. 2023-09-12
    listed $40,000 Active 251-char remark

    Show marketing remark (251 chars)

    Handyman special! Priced to sell! Bring your toolbox and make this home shine again. So much potential here. Two nice sized bedrooms, laundry room and lots of storage. Metal carport, outside storage and fenced yard complete this home in a family park.

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$564/yr (+$47/mo · 147.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,584
• − Mortgage interest: −$5,462
• − Property taxes: −$382
• − Insurance: −$488
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$2,836
• Taxable income: $9,804
• Est. tax owed @ 24.0%: −$2,353
• After-tax cash flow: $8,484/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: Eagle Point SD 9
• NCES district ID: 4104500
• Math proficiency: 26% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $47,834
• Composite: 33.13/100
• National rank: #10630
• State rank: #134 of 183 in OR

Livability — Eagle Point

• Score: 76/100
• State rank: #75
• US rank: #3362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Point, OR
• Population (ZIP): 15,072

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -116.82%
• Current HPI: 304.579
• 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

+156.2% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $102,500 MLSCO
• 2026-03-24 Listed $107,500 MLSCO
• 2023-09-29 Sold (MLS) $40,000 MLSCO
• 2023-09-14 Pending — MLSCO
• 2023-09-12 Listed $40,000 MLSCO

Property tax history

+0.5%/yr

Latest (2022): $382 · +3.0% YoY. Source: county tax records.