2400 Snowgoose Dr Unit RV12-C · Eagle Crest, OR 97756

$999

3 bd · 2.0 ba · 1,405 sqft · SingleFamily · 197 Days on market

Built 1990 3,484 sqft lot $1/sqft · 94% below area $739/mo HOA · 32% of rent ↓ 44% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your getaway! This 1/5 deeded share gives you 10 rotating weeks each year in a fully furnished 3 bed, 2 bath, 1,405 sq ft Eagle Crest townhome with a brand-new deck and hot tub overlooking the canyon and Deschutes River—your perfect spot to unwind. Conveniently situated within Eagle Crest Resort, you'll have access to an unmatched lineup of amenities including miles of scenic trails, three golf courses, swimming pools, pickleball and tennis courts, biking paths, and on-site restaurants including a new cliffside taphouse overlooking the river. Whether you're seeking adventure or relaxation, this is the ideal getaway and an affordable way to enjoy resort living year-round.

Key facts

• Brand new deck
• Scenic trails
• Hot tub

Tags

• BRAND NEW DECK
• HOT TUB
• EAGLE CREST RESORT
• SCENIC TRAILS
• THREE GOLF COURSES
• SWIMMING POOLS

🏷️ Possibly a rental listed for sale. The $999 price doesn't fit this home's estimated sale value (~$15,803) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $999.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $999).
• Recommended offer: $879 (12.0% below list) — sets the bar for market timing.
• Cap rate 1324.7% vs local median 1.5% in Eagle Crest — 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 61/100 on livability (#272 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: health & safety C-, schools D+, amenities F.
• Redmond SD 2J (town): math 24% / reading 42% proficiency, ranked #28 of 58 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 731 active listings in the ZIP; solid renter incomes; 1,624 units permitted in Deschutes County in 2024 (391 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7 of loan paydown is wiped out by about $30 of value loss. Plan a longer hold.
• Deschutes County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $280 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($879) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $879 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
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: 233.58% ✓
• Cap rate: 1324.67%
• Cash-on-cash: 4708.47%
• DSCR: 210.50
• GRM: 0.0

CMA / ARV

• ARV (median comp): $15,803
• List price: $999
• Delta: -93.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1978 Redtail Hawk Dr Unit 21i	0.16mi	3/2.0	1,405 (0%)	3mo	$2,500	$2	90
2280 Snowgoose Dr Unit RV6D	0.06mi	3/2.0	1,405 (0%)	18mo	$9,500	$7	82
2390 Snowgoose Dr Unit RV 11-C 10 Weeks	0.01mi	3/2.0	1,405 (0%)	22mo	$5,000	$4	81
1836 Redtail Hawk Dr Unit RV57A	0.24mi	3/2.0	1,405 (0%)	12mo	$2,000	$1	79
1982 Redtail Hawk Dr Unit RV19J	0.14mi	3/2.0	1,405 (0%)	20mo	$4,500	$3	77
1844 Redtail Hawk Dr Unit RV55B	0.24mi	3/2.0	1,405 (0%)	16mo	$4,000	$3	76
1844 Redtail Hawk Dr Unit RV55E	0.29mi	3/2.0	1,405 (0%)	18mo	$4,000	$3	72
1830 Redtail Hawk Dr Unit RV59E	0.30mi	3/2.0	1,323 (-6%)	6mo	$1	—	71
6960 Robin Ct Unit FV22B	0.47mi	3/2.0	1,405 (0%)	16mo	$26,500	$19	64
6960 Robin Ct Unit FV22E	0.47mi	3/2.0	1,405 (0%)	16mo	$15,000	$11	64

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 255.36×
• Total profit: $71,150
• Equity at exit: $149

10-year hold

• IRR: —
• Equity multiple: 564.98×
• Total profit: $157,758
• Equity at exit: $86

Cash invested: $280 (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 97756

• Rents YoY: 3.4%
• Active inventory: 731

Monthly cashflow live

• Estimated rent: $2,333 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$739
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,098

Break-even live

Break-even rent $944

Max offer price $999

Occupancy floor 48%

Sensitivity live

Price	-10% $1,098	-5% $1,098	+0% $1,098	+5% $1,097	+10% $1,097
Rent	-10% $913	-5% $1,005	+0% $1,098	+5% $1,190	+10% $1,282
Rate	-1.0pp $1,098	-0.5pp $1,098	base $1,098	+0.5pp $1,097	+1.0pp $1,097

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: $250
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $739 · $8,868/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $999 Active 197 DOM
2. 2026-06-17
   days on market $999 Active 196 DOM
3. 2026-06-16
   days on market $999 Active 195 DOM
4. 2026-06-15
   days on market $999 Active 194 DOM
5. 2026-06-14
   days on market $999 Active 192 DOM
6. 2026-06-13
   days on market $999 Active 191 DOM
7. 2026-06-10
   days on market $999 Active 189 DOM
8. 2026-06-09
   days on market $999 Active 188 DOM
9. 2026-06-08
   days on market $999 Active 187 DOM
10. 2026-06-07
    days on market $999 Active 186 DOM
11. 2026-06-02
    days on market $999 Active 181 DOM
12. 2026-06-01
    days on market $999 Active 180 DOM
13. 2026-05-31
    days on market $999 Active 179 DOM
14. 2026-05-30
    days on market $999 Active 178 DOM
15. 2026-05-10
    price $999 689-char remark

    Show marketing remark (689 chars)

    Own your getaway! This 1/5 deeded share gives you 10 rotating weeks each year in a fully furnished 3 bed, 2 bath, 1,405 sq ft Eagle Crest townhome with a brand-new deck and hot tub overlooking the canyon and Deschutes River—your perfect spot to unwind. Conveniently situated within Eagle Crest Resort, you'll have access to an unmatched lineup of amenities including miles of scenic trails, three golf courses, swimming pools, pickleball and tennis courts, biking paths, and on-site restaurants including a new cliffside taphouse overlooking the river. Whether you're seeking adventure or relaxation, this is the ideal getaway and an affordable way to enjoy resort living year-round.

16. 2026-04-10
    price $5,000 689-char remark

    Show marketing remark (689 chars)

    Own your getaway! This 1/5 deeded share gives you 10 rotating weeks each year in a fully furnished 3 bed, 2 bath, 1,405 sq ft Eagle Crest townhome with a brand-new deck and hot tub overlooking the canyon and Deschutes River—your perfect spot to unwind. Conveniently situated within Eagle Crest Resort, you'll have access to an unmatched lineup of amenities including miles of scenic trails, three golf courses, swimming pools, pickleball and tennis courts, biking paths, and on-site restaurants including a new cliffside taphouse overlooking the river. Whether you're seeking adventure or relaxation, this is the ideal getaway and an affordable way to enjoy resort living year-round.

17. 2025-12-03
    listed $9,000 Active 689-char remark

    Show marketing remark (689 chars)

    Own your getaway! This 1/5 deeded share gives you 10 rotating weeks each year in a fully furnished 3 bed, 2 bath, 1,405 sq ft Eagle Crest townhome with a brand-new deck and hot tub overlooking the canyon and Deschutes River—your perfect spot to unwind. Conveniently situated within Eagle Crest Resort, you'll have access to an unmatched lineup of amenities including miles of scenic trails, three golf courses, swimming pools, pickleball and tennis courts, biking paths, and on-site restaurants including a new cliffside taphouse overlooking the river. Whether you're seeking adventure or relaxation, this is the ideal getaway and an affordable way to enjoy resort living year-round.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,002
• − Mortgage interest: −$56
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$8,868
• − Depreciation: −$29
• Taxable income: $14,548
• Est. tax owed @ 24.0%: −$3,492
• After-tax cash flow: $9,679/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: Redmond SD 2J
• NCES district ID: 4110350
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $51,027
• Composite: 28.72/100
• National rank: #6682
• State rank: #28 of 58 in OR

Livability — Eagle Crest

• Score: 61/100
• State rank: #272
• US rank: #18365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Crest, OR
• County: Deschutes County · 197,892 people
• Metro: Bend, OR
• Population (ZIP): 44,914
• Household income: $87,278
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1205.0

Population outlook (Deschutes County) Hauer SSP2

• Today (2025): 213,908 people
• By 2030: 232,387 · +8.6%
• By 2040: 265,858 · +24.3%
• By 2050: 295,286 · +38.0%
• By 2075: 353,553 · +65.3%
• By 2100: 380,293 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Deschutes

• 2024 margin: D (+10.1) · D 53.6% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.4pp toward D · 2008: -0.3pp · 2024: 10.1pp
• All cycles: 2024: D+10.1 2020: D+8.2 2016: R+3.8 2012: R+7.3 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -292.28%
• Current HPI: 385.3027
• Rent YoY: ▲ 3.39%
• Metro: Bend, 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

-44.4% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $999 MLSCO
• 2026-04-10 Price Changed $5,000 MLSCO
• 2025-12-03 Listed $9,000 MLSCO