Real Estate Investing in Roseburg, Oregon (97470)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97470 (Roseburg, OR)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Roseburg, OR (97470)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 97470 Roseburg
Not every below-median market is a bargain. Roseburg's 97470 ZIP records signals that favor experienced operators who can absorb the risk $326K pricing implies.
For an experienced owner, 97470 can be a a viable market for hunting ground — but the discount at $326K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 97470 among OR's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 97470 includes headwinds that any investor should price in. Income distribution skews lower than Roseburg averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 97470 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Roseburg:
Property Strategy for 97470
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $212,356 | $970 | 3.3% | +7.9% | $212,356 |
| 2BR | $234,445 | $1,270 | 3.9% | +7.7% | $117,223 |
| 3BR | $345,028 | $1,770 | 3.7% | +6.7% | $115,009 |
| 4BR | $415,772 | $2,130 | 3.7% | +6.7% | $103,943 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 97470 Compare?
| Metric | 97470 | Roseburg | Roseburg, OR | Oregon |
|---|---|---|---|---|
| Home Value | $326,308 | $359,288 | N/A | $493,884 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 4.9% |
| Avg Rent | $1,213 | $1,500 | N/A | - |
| Cap Rate | 2.9% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97470 (Roseburg, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $326,308 |
| Monthly Rent | $1,213 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -8.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 97470
Population: 18,951
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 97470
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 833 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Roseburg, OR?
Roseburg, OR median home values land near $326K. That is reasonable territory for investors looking at $1,213/mo-per-month rentals.
How do landlord-tenant laws work in Roseburg, OR?
The landlord environment in Roseburg, OR is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the renter demographic in Roseburg, OR?
The renter base in Roseburg, OR is reasonable for the $1,213/mo price point. Screening well and pricing to market typically yields reliable tenants.
What does house hacking look like in Roseburg, OR?
House hacking works a challenging in Roseburg, OR. Rents of $1,213/mo against $326K acquisition make the strategy solid for owner-occupants.
What is the typical rental rate in Roseburg, OR?
Expect rents around $1,213/mo per month in Roseburg, OR. With home values at $326K, the yield math works out to reasonable levels for rental investors.
You know 97470 now. You don’t know where it ranks.
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How 97470 ranks in Roseburg, OR
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