3501 Avenue C Spc 19 · White City, OR 97503

$86,000

3 bd · 1.0 ba · 1,344 sqft · Land public records · 37 Days on market

Built 1997

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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 +7.5/15.0
• 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

Newer Adult Park. Nice wide street and newer homes. Home has vaulted ceiling with a great open living room-kitchen combination. Eating and work center in kitchen plus a dining area. Large utility room. Split floor plan for bedrooms. Large wooden storage building. Home is well maintained and shows like new. Carport is side by side with room for two cars. Yard has chain link fencing.

Key facts

• Built 1997
• Listed 37 days

Property features AI

Finance

• Financial info: Monthly land lease: $650
• HOA & community: Senior community; CC&Rs apply

Exterior

• Parking: Asphalt parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Mobile home (double wide) located in a park; One level; May remain in park; On leased land; Manufacturer: Redman Homes Inc.
• Construction: Built in 1997; Metal skirting; Foundation: Unknown
• Exterior features: Composition roof; Level lot; Paved road access; Shed(s) on property

Interior

• Kitchen: Cooktop; Oven; Dishwasher; Refrigerator; Water heater
• Bedrooms: 3 bedrooms (includes a primary bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Living room fireplace; Smoke and carbon monoxide detectors installed
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $86k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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-, crime D-, amenities 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.
• Zoned schools: Table Rock Elementary (717 students, 81% FRL); White Mountain Middle School (376 students, 72% FRL); Eagle Point High School (999 students, 72% FRL) — zoned schools average 75% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 103 active listings in the ZIP; 5 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 $595 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $44k; list at $86k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $83,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.99% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.75%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.1%
• Equity multiple: 2.53×
• Total profit: $36,867
• Equity at exit: $12,823

10-year hold

• IRR: 42.8%
• Equity multiple: 5.05×
• Total profit: $97,521
• Equity at exit: $7,436

Cash invested: $24,080 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$451
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $798

Break-even live

Break-even rent $700

Max offer price $86,000

Occupancy floor 48%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7830 Jacqueline Way White City, OR	3.0	2.5	1355	$1,700	$1.25	43d	1	0.24mi
3407 Sharon Way White City, OR	2.0	2.0	922	$1,595	$1.73	21d	1	0.31mi
3936 Francine Ct White City, OR	3.0	2.0	1200	$1,875	$1.56	21d	1	0.54mi
7673 24th St Unit 7673 White City, OR	3.0	2.0	1200	$1,695	$1.41	21d	1	0.55mi
7925 Ajax St White City, OR	3.0	1.0	1026	$1,775	$1.73	13d	1	0.97mi

Listing history 4 events

1. 2026-04-16
   status Pending
2. 2026-03-10
   listed $86,000 Active
3. 2005-06-29
   soldstatus $44,500 384-char remark

   Show marketing remark (384 chars)

   Newer Adult Park. Nice wide street and newer homes. Home has vaulted ceiling with a great open living room-kitchen combination. Eating and work center in kitchen plus a dining area. Large utility room. Split floor plan for bedrooms. Large wooden storage building. Home is well maintained and shows like new. Carport is side by side with room for two cars. Yard has chain link fencing.

4. 2005-05-24
   listed $44,500 384-char remark

   Show marketing remark (384 chars)

   Newer Adult Park. Nice wide street and newer homes. Home has vaulted ceiling with a great open living room-kitchen combination. Eating and work center in kitchen plus a dining area. Large utility room. Split floor plan for bedrooms. Large wooden storage building. Home is well maintained and shows like new. Carport is side by side with room for two cars. Yard has chain link fencing.

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $834 · $70/mo
• Expected delta: +$35/yr (+$3/mo · 4.4%)

ⓘ 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: $20,522
• − Mortgage interest: −$4,817
• − Property taxes: −$799
• − Insurance: −$430
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$2,502
• Taxable income: $8,690
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $7,486/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

+93.3% since first listed

4 events — show timeline

• 2026-04-16 Pending — MLSCO
• 2026-03-10 Listed $86,000 MLSCO
• 2005-06-29 Sold (MLS) $44,500 MLSCO
• 2005-05-24 Listed $44,500 MLSCO

Property tax history

+16.4%/yr

Latest (2022): $799 · +92.6% YoY. Source: county tax records.