2685 Avenue A · White City, OR 97503

$150,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 66 Days on market

Built 1977 6,969 sqft lot $162/sqft · 208% above area

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.4/5.0
• 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

Excellent opportunity to pick up a rental or residence in White City. Please do not disturb tenants.

Key facts

• 6,969 sq ft lot
• Garage
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.4% in White City — 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 67/100 on livability (#182 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, schools F, crime D-.
• 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: 103 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $150k implies a 206% gain — meaningful room to come down on a strong offer.

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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 F-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 D 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: 1.14% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $48,763
• List price: $150,000
• Delta: 207.61%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2622 Falcon St Spc 71	0.72mi	3/1.0 (+1)	924 (0%)	21mo	$32,500	$35	40
2622 Falcon St Spc 97	0.72mi	3/2.0 (+1)	960 (+4%)	22mo	$50,000	$52	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $947
• Equity at exit: $22,365

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $33,266
• Equity at exit: $12,969

Cash invested: $42,000 (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 97503

• Home prices YoY: -28.5%
• Active inventory: 103
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $397

Break-even live

Break-even rent $1,203

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7925 Ajax St White City, OR	3.0	1.0	1026	$1,775	$1.73	13d	1	0.42mi
3407 Sharon Way White City, OR	2.0	2.0	922	$1,595	$1.73	21d	1	0.73mi

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 66 DOM
2. 2026-06-18
   days on market $150,000 Active 65 DOM
3. 2026-06-17
   days on market $150,000 Active 64 DOM
4. 2026-06-16
   days on market $150,000 Active 63 DOM
5. 2026-06-15
   days on market $150,000 Active 62 DOM
6. 2026-06-14
   days on market $150,000 Active 60 DOM
7. 2026-06-13
   days on market $150,000 Active 59 DOM
8. 2026-06-10
   days on market $150,000 Active 57 DOM
9. 2026-06-09
   days on market $150,000 Active 56 DOM
10. 2026-06-08
    days on market $150,000 Active 55 DOM
11. 2026-06-07
    days on market $150,000 Active 54 DOM
12. 2026-06-05
    days on market $150,000 Active 51 DOM
13. 2026-06-03
    days on market $150,000 Active 50 DOM
14. 2026-06-02
    days on market $150,000 Active 49 DOM
15. 2026-06-01
    days on market $150,000 Active 48 DOM
16. 2026-05-31
    days on market $150,000 Active 47 DOM
17. 2026-05-30
    days on market $150,000 Active 46 DOM
18. 2026-04-07
    listed $150,000 Active 100-char remark

    Show marketing remark (100 chars)

    Excellent opportunity to pick up a rental or residence in White City. Please do not disturb tenants.

19. 2002-09-18
    soldstatus $49,000
20. 1992-10-29
    soldstatus $38,500
21. 1990-08-20
    soldstatus $14,000
22. 1977-09-01
    soldstatus $8,700

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$242/yr (+$20/mo · 20.0%)

ⓘ 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 7/10 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: $20,463
• − Mortgage interest: −$8,402
• − Property taxes: −$1,213
• − Insurance: −$750
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$4,364
• Taxable income: $2,460
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $4,173/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 — White City

• Score: 67/100
• State rank: #182
• US rank: #11152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White City, OR
• Population (ZIP): 14,119

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: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 35% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 22% Tagalog/Filipino 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: ▼ -106.87%
• Current HPI: 268.6998
• 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

+1624.1% since first listed

5 events — show timeline

• 2026-04-07 Listed $150,000 MLSCO
• 2002-09-18 Sold (Public Records) $49,000 Public Records
• 1992-10-29 Sold (Public Records) $38,500 Public Records
• 1990-08-20 Sold (Public Records) $14,000 Public Records
• 1977-09-01 Sold (Public Records) $8,700 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,213 · +2.4% YoY. Source: county tax records.