868 NE A St · Grants Pass, OR 97526

$360,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 66 Days on market

Built 1940 0.39 ac lot $281/sqft · 68% above area Est $428k · 16% under

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Why this score? — see what drove the F 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 +14.7/15.0
• Schools +4.2/10.0
• Cash flow +4.0/30.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity with built-in rental income! This 4-bedroom, 2-bath home offers 2,560 sq ft on a generous . 39-acre lot, providing ample space and strong potential for value-add improvements. The home features an open floor plan with spacious living areas and a finished basement, offering flexibility for additional living space, rental options, or multi-generational living. A single-car garage and detached carport with storage add functionality, while the expansive yard provides endless possibilities. Zoned R-4, this property offers incredible development potential, allowing for up to 13 units (buyer to verify). With some updating, this property could truly shine and maximize its income potential--ideal for investors or buyers looking to build equity and capitalize on future development opportunities.

Key facts

• Open floor plan
• Detached carport
• Single-car garage

Tags

• BUILT-IN RENTAL INCOME
• OPEN FLOOR PLAN
• FINISHED BASEMENT
• SINGLE-CAR GARAGE
• DETACHED CARPORT
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (49.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (58.0% below list).
• Recommended offer: $151k (58.0% below list) — sets the bar for 1% rule.

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 (+2.0%/yr); 160 active listings in the ZIP; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $360k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $151,326 (58.0% 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 66 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.42% ✗
• Cap rate: 2.95%
• Cash-on-cash: -11.94%
• DSCR: 0.47
• GRM: 19.8

CMA / ARV

• ARV (median comp): $428,425
• List price: $360,000
• Delta: -15.97%
• 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
946 NE 12th St	0.37mi	2/2.0	1,292 (+1%)	6mo	$330,000	$255	73
444 NE 12th St	0.20mi	3/1.0 (+1)	1,156 (-10%)	0mo	$335,000	$290	69
1405 NE Laura Ct	0.44mi	3/2.0 (+1)	1,286 (+0%)	2mo	$339,000	$264	68
714 NE Riddle Dr	0.48mi	2/2.0	1,316 (+3%)	3mo	$310,000	$236	66
736 NE Oregon Ave	0.43mi	2/2.0	1,213 (-5%)	2mo	$418,500	$345	65
848 NE 8th St	0.43mi	2/2.0	1,304 (+2%)	9mo	$276,000	$212	65
440 NE 12th St	0.21mi	3/2.0 (+1)	1,213 (-5%)	10mo	$196,000	$162	64
918 NE 10th St	0.25mi	3/1.0 (+1)	1,104 (-14%)	6mo	$320,000	$290	55
428 NE Sovereign Ave	0.44mi	3/2.0 (+1)	1,214 (-5%)	8mo	$349,000	$287	55
1035 NW Conklin Ave	0.67mi	3/1.0 (+1)	1,104 (-14%)	3mo	$342,500	$310	38
1020 NW Conklin Ave	0.67mi	2/2.0	1,107 (-14%)	9mo	$315,000	$285	34
235 NE Savage St	0.64mi	3/2.0 (+1)	1,460 (+14%)	9mo	$292,500	$200	31

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -39.2%
• Equity multiple: -0.23×
• Total profit: $-123,831
• Equity at exit: $53,677

10-year hold

• IRR: -67.2%
• Equity multiple: -0.95×
• Total profit: $-196,558
• Equity at exit: $31,126

Cash invested: $100,800 (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 97526

• Rents YoY: 2.0%
• Active inventory: 160
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-1,003

Break-even live

Break-even rent $2,783

Max offer price $182,786

Occupancy floor —

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 NE 8th St Grants Pass, OR	2.0	1.0	875	$1,175	$1.34	43d	1	0.48mi
1826 NE Fairview Ave Apt B Grants Pass, OR	2.0	2.0	896	$1,450	$1.62	43d	1	0.55mi
1820 NE Foothill Blvd Unit B Grants Pass, OR	2.0	1.0	1000	$1,325	$1.32	43d	1	0.75mi
323 SE K St Unit 325 Grants Pass, OR	2.0	1.5	1273	$1,495	$1.17	43d	1	0.85mi
753 NW Kinney St Grants Pass, OR	2.0	2.0	958	$1,750	$1.83	43d	1	0.92mi
716 SE 9th St Grants Pass, OR	2.0	1.0	1000	$1,395	$1.40	43d	1	0.93mi
310 SW 4th St Unit 314 Grants Pass, OR	2.0	1.0	884	$1,150	$1.30	43d	1	0.94mi
1429 SE Cherry Ln Grants Pass, OR	3.0	2.0	1474	$1,975	$1.34	43d	1	1.19mi
1120 SW 5th St Unit B Grants Pass, OR	2.0	1.5	1000	$1,050	$1.05	43d	1	1.23mi
1006 SW L St Grants Pass, OR	3.0	2.0	1494	$2,125	$1.42	43d	1	1.38mi
347 NW Pleasant View Dr Grants Pass, OR	3.0	2.0	1094	$1,800	$1.65	43d	1	1.39mi
1108 SW Oak St Grants Pass, OR	3.0	1.0	1201	$1,800	$1.50	43d	1	1.43mi

Listing history 30 events

1. 2026-06-19
   days on market $360,000 Active 66 DOM
2. 2026-06-18
   days on market $360,000 Active 65 DOM
3. 2026-06-17
   days on market $360,000 Active 64 DOM
4. 2026-06-16
   days on market $360,000 Active 63 DOM
5. 2026-06-15
   days on market $360,000 Active 62 DOM
6. 2026-06-14
   days on market $360,000 Active 60 DOM
7. 2026-06-13
   days on market $360,000 Active 59 DOM
8. 2026-06-10
   days on market $360,000 Active 57 DOM
9. 2026-06-09
   days on market $360,000 Active 56 DOM
10. 2026-06-08
    days on market $360,000 Active 55 DOM
11. 2026-06-07
    days on market $360,000 Active 54 DOM
12. 2026-06-05
    days on market $360,000 Active 51 DOM
13. 2026-06-03
    days on market $360,000 Active 50 DOM
14. 2026-06-02
    days on market $360,000 Active 49 DOM
15. 2026-06-01
    days on market $360,000 Active 48 DOM
16. 2026-05-31
    days on market $360,000 Active 47 DOM
17. 2026-05-30
    days on market $360,000 Active 46 DOM
18. 2026-04-29
    price $360,000 819-char remark

    Show marketing remark (819 chars)

    Investment opportunity with built-in rental income! This 4-bedroom, 2-bath home offers 2,560 sq ft on a generous . 39-acre lot, providing ample space and strong potential for value-add improvements. The home features an open floor plan with spacious living areas and a finished basement, offering flexibility for additional living space, rental options, or multi-generational living. A single-car garage and detached carport with storage add functionality, while the expansive yard provides endless possibilities. Zoned R-4, this property offers incredible development potential, allowing for up to 13 units (buyer to verify). With some updating, this property could truly shine and maximize its income potential--ideal for investors or buyers looking to build equity and capitalize on future development opportunities.

19. 2026-04-21
    price $375,000 819-char remark

    Show marketing remark (819 chars)

    Investment opportunity with built-in rental income! This 4-bedroom, 2-bath home offers 2,560 sq ft on a generous . 39-acre lot, providing ample space and strong potential for value-add improvements. The home features an open floor plan with spacious living areas and a finished basement, offering flexibility for additional living space, rental options, or multi-generational living. A single-car garage and detached carport with storage add functionality, while the expansive yard provides endless possibilities. Zoned R-4, this property offers incredible development potential, allowing for up to 13 units (buyer to verify). With some updating, this property could truly shine and maximize its income potential--ideal for investors or buyers looking to build equity and capitalize on future development opportunities.

20. 2026-04-14
    listed $400,000 Active 819-char remark

    Show marketing remark (819 chars)

    Investment opportunity with built-in rental income! This 4-bedroom, 2-bath home offers 2,560 sq ft on a generous . 39-acre lot, providing ample space and strong potential for value-add improvements. The home features an open floor plan with spacious living areas and a finished basement, offering flexibility for additional living space, rental options, or multi-generational living. A single-car garage and detached carport with storage add functionality, while the expansive yard provides endless possibilities. Zoned R-4, this property offers incredible development potential, allowing for up to 13 units (buyer to verify). With some updating, this property could truly shine and maximize its income potential--ideal for investors or buyers looking to build equity and capitalize on future development opportunities.

21. 2025-05-12
    price $395,000
22. 2025-05-06
    status Active
23. 2025-05-04
    status Pending
24. 2025-05-04
    historical
25. 2025-03-27
    listed $399,900 Active
26. 2024-08-15
    historical
27. 2024-07-16
    price $435,000
28. 2024-06-07
    listed $450,000 Active
29. 2003-10-10
    soldstatus $110,000
30. 1992-03-01
    soldstatus $71,000

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $3,492 · $291/mo
• Expected delta: +$1,563/yr (+$130/mo · 81.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 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: $18,159
• − Mortgage interest: −$20,166
• − Property taxes: −$1,929
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$10,473
• Taxable loss: −$19,114
• Est. tax savings @ 24.0%: +$4,587
• After-tax cash flow: $-7,451/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): 36,036
• Household income: $61,019
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1407.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Slovak 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -257.77%
• Current HPI: 326.3247
• Rent YoY: ▲ 2.04%
• 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

+407.0% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $360,000 MLSCO
• 2026-04-21 Price Changed $375,000 MLSCO
• 2026-04-14 Listed $400,000 MLSCO
• 2025-05-12 Price Changed $395,000 MLSCO
• 2025-05-06 Relisted — MLSCO
• 2025-05-04 Pending — MLSCO
• 2025-05-04 Listing Removed — MLSCO
• 2025-03-27 Listed $399,900 MLSCO
• 2024-08-15 Listing Removed — MLSCO
• 2024-07-16 Price Changed $435,000 MLSCO
• 2024-06-07 Listed $450,000 MLSCO
• 2003-10-10 Sold (Public Records) $110,000 Public Records
• 1992-03-01 Sold (Public Records) $71,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,929 · +6.2% YoY. Source: county tax records.