566 Village Dr · Central Point, OR 97502

$230,000

2 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 36 Days on market

Built 1994 1,742 sqft lot $227/sqft · 24% below area Est $303k · 24% under $300/mo HOA · 15% 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Livability +4.5/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into this remodeled and updated 2 bedroom, 2 full bath, approx 1014 sq ft home that offers comfort, style, and functionality. With its open-concept design, this home lives much larger than its stated square footage and creates the perfect setting for simply enjoying everyday life. This home features abundant lighting, a new heat pump in Dec 2024, new plumbing in Sept 2022, both bathrooms remodeled in Sept 2022, new flooring throughout in Sept 2022, new interior painting in Sept 2022. Great kitchen with appliances and window that overlooks the front of the house and spacious living room attached to the dining area with a glass sliding door that leads out to the awesome covered front por

Key facts

• Open-concept design
• Remodeled
• New heat pump

Tags

• REMODELED
• UPDATED
• OPEN-CONCEPT DESIGN
• ABUNDANT LIGHTING
• NEW HEAT PUMP
• NEW PLUMBING

Property features AI

Finance

• Financial info: Property is currently rented
• HOA & community: Homeowners association with monthly fee of $300; CC&Rs in place; Association amenities: other

Exterior

• Parking: Attached garage; 1 garage space; Driveway; Concrete parking areas; Garage door opener; On-street parking
• Security: Carbon monoxide detectors; Smoke detectors; Audio surveillance; Video surveillance
• Utilities: Public water; Public sewer; Public utilities available; Easements for utilities
• Home design: Single-family residence; One level; Frame construction; Audio and video surveillance on the premises; No short-term rental permit
• Construction: Built in 1994; Frame construction; Concrete perimeter foundation
• Exterior features: Composition roof; Double-pane windows with vinyl frames; Landscaped, level lot; Paved road frontage; Shared access; Flood status: unknown

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range
• Bedrooms: Primary bedroom
• Flooring: Laminate; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Ceiling fans; Laminate countertops; Open floor plan; Shower/tub combo; Water heater
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (15.6% below list).
• Recommended offer: $191k (16.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.1% 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.
• Zoned schools: Central Point Elementary School (math 22% / reading 27%, grade F, #320 of 412 statewide, top 82%, 454 students, 66% FRL); Scenic Middle School (math 19% / reading 41%, grade F, #84 of 128 statewide, top 66%, 844 students, 58% FRL); Crater School of Business Innovation And Science (math 44% / reading 84%, grade B-, #16 of 143 statewide, top 12%, 496 students, 39% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 213 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $2k of loan paydown is wiped out by about $7k 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 36 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $191,477 (16.7% 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 36 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 9.9

CMA / ARV

• ARV (median comp): $303,480
• List price: $230,000
• Delta: -24.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
992 Glengrove Ave	0.15mi	2/2.0	1,076 (+6%)	3mo	$298,000	$277	80
940 Glengrove Ave	0.13mi	2/2.0	1,114 (+10%)	10mo	$314,900	$283	70
532 Hopkins Rd	0.48mi	2/2.0	1,008 (-1%)	10mo	$322,000	$319	68
840 Ash St	0.53mi	3/1.5 (+1)	1,056 (+4%)	6mo	$352,000	$333	56
530 Freeman Rd	0.49mi	3/1.0 (+1)	1,050 (+4%)	15mo	$315,000	$300	50
30 Ashley Pl	0.61mi	3/2.0 (+1)	1,092 (+8%)	7mo	$350,000	$321	48
476 Grand Ave	0.52mi	3/2.0 (+1)	1,092 (+8%)	13mo	$319,000	$292	47
70 Ashley Pl	0.56mi	3/2.0 (+1)	1,092 (+8%)	11mo	$349,000	$320	46
520 Grand Ave	0.48mi	3/1.0 (+1)	1,092 (+8%)	12mo	$355,000	$325	46
610 Freeman Rd	0.46mi	3/2.0 (+1)	1,161 (+14%)	9mo	$305,762	$263	42
930 Oak St	0.69mi	3/2.0 (+1)	1,101 (+9%)	11mo	$370,000	$336	40
471 Grand Ave	0.53mi	2/1.0	1,141 (+12%)	14mo	$250,000	$219	39

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.25×
• Total profit: $-48,398
• Equity at exit: $34,294

10-year hold

• IRR: -11.8%
• Equity multiple: 0.25×
• Total profit: $-48,406
• Equity at exit: $19,886

Cash invested: $64,400 (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: 213
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$96
• HOA: −$300
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-218

Break-even live

Break-even rent $2,217

Max offer price $191,477

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-153	+0% $-218	+5% $-283	+10% $-348
Rent	-10% $-371	-5% $-295	+0% $-218	+5% $-141	+10% $-65
Rate	-1.0pp $-102	-0.5pp $-160	base $-218	+0.5pp $-278	+1.0pp $-338

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
563 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	45d	1	0.15mi
565 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	45d	1	0.15mi
525 Primrose Dr Central Point, OR	2.0	2.0	1100	$2,300	$2.09	45d	1	0.16mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	45d	1	0.26mi
501 Briarwood Dr Central Point, OR	2.0	2.0	880	$1,325	$1.51	15d	1	0.28mi
617 Valley Heart Ln Unit 619 Central Point, OR	3.0	2.0	1162	$1,595	$1.37	23d	1	0.45mi
50 S 9th St #4 Central Point, OR	2.0	1.0	1100	$1,335	$1.21	15d	1	0.80mi
324 Cheney Loop Central Point, OR	2.0	2.0	1283	$1,500	$1.17	15d	1	0.97mi
549 Glenn Way Central Point, OR	3.0	2.0	1078	$2,100	$1.95	45d	1	1.00mi
283 Tyler Ave Central Point, OR	2.0	2.5	1425	$2,000	$1.40	15d	1	1.05mi
1149 Annalise St Central Point, OR	3.0	2.5	1379	$2,395	$1.74	23d	1	1.10mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 26 events

1. 2026-06-22
   days on market $230,000 Active 36 DOM
2. 2026-06-19
   days on market $230,000 Active 34 DOM
3. 2026-06-18
   days on market $230,000 Active 33 DOM
4. 2026-06-17
   status $230,000 Active 32 DOM
5. 2026-06-16
   status $230,000 Pending 32 DOM
6. 2026-06-16
   days on market $230,000 Active 32 DOM
7. 2026-06-15
   days on market $230,000 Active 31 DOM
8. 2026-06-14
   days on market $230,000 Active 29 DOM
9. 2026-06-13
   pricedays on market $230,000 Active 28 DOM
10. 2026-06-10
    days on market $245,000 Active 26 DOM
11. 2026-06-09
    days on market $245,000 Active 25 DOM
12. 2026-06-08
    days on market $245,000 Active 24 DOM
13. 2026-06-07
    days on market $245,000 Active 23 DOM
14. 2026-06-02
    days on market $245,000 Active 18 DOM
15. 2026-06-01
    days on market $245,000 Active 17 DOM
16. 2026-05-31
    days on market $245,000 Active 16 DOM
17. 2026-05-30
    days on market $245,000 Active 15 DOM
18. 2026-05-15
    listed $245,000 Active 909-char remark
19. 2020-04-26
    historical
20. 2005-12-14
    soldstatus $168,000
21. 2005-10-25
    listed $168,000
22. 2000-12-18
    soldstatus $77,500
23. 2000-12-18
    soldstatus $77,500
24. 2000-06-09
    listed $79,900
25. 1999-04-01
    listed $79,900
26. 1995-09-29
    soldstatus $77,500

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: +$435/yr (+$36/mo · 24.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 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: $23,295
• − Mortgage interest: −$12,884
• − Property taxes: −$1,796
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$3,600
• − Depreciation: −$6,691
• Taxable loss: −$6,553
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $-1,044/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

+196.8% since first listed

12 events — show timeline

• 2026-06-17 Relisted — MLSCO
• 2026-06-16 Pending — MLSCO
• 2026-06-10 Price Changed $230,000 MLSCO
• 2026-05-15 Listed $245,000 MLSCO
• 2020-04-26 Listing Removed — MLSCO
• 2005-12-14 Sold (Public Records) $168,000 Public Records
• 2005-10-25 Listed $168,000 MLSCO
• 2000-12-18 Sold (Public Records) $77,500 Public Records
• 2000-12-18 Sold (MLS) $77,500 MLSCO
• 2000-06-09 Listed $79,900 MLSCO
• 1999-04-01 Listed $79,900 MLSCO
• 1995-09-29 Sold (Public Records) $77,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,796 · +2.5% YoY. Source: county tax records.