Real Estate Investing in Roseburg, Oregon (97471)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97471 (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 (97471)?
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Market Analysis: 97471 Roseburg
The 97471 ZIP covers a section of Roseburg that demands careful diligence. Prices near $392K look accessible, but the work to make a deal cash flow is real.
The investment case in 97471 is substantial only for operators who understand what they are buying. A $392K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 97471 and stronger Roseburg ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 97471 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. healthy returns are possible in 97471, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Roseburg:
Property Strategy for 97471
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $289,101 | $1,470 | 3.7% | +6.7% | $144,551 |
| 3BR | $382,208 | $2,040 | 3.8% | +6.5% | $127,403 |
| 4BR | $516,620 | $2,470 | 3.4% | +6.9% | $129,155 |
| 5BR | $623,703 | — | — | +6.8% | $124,741 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 97471 Compare?
| Metric | 97471 | Roseburg | Roseburg, OR | Oregon |
|---|---|---|---|---|
| Home Value | $392,267 | $359,288 | N/A | $493,884 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 4.9% |
| Avg Rent | $1,788 | $1,500 | N/A | - |
| Cap Rate | 3.6% | 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 97471 (Roseburg, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $392,267 |
| Monthly Rent | $1,788 |
| Price-to-Rent | 18.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 97471
Population: 32,439
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 97471
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 investability score for Roseburg, OR?
Roseburg, OR registers an investability rating of 3.0/5, with median home values near $392K and average rents around $1,788/mo. That combination puts it in the robust tier for investor interest.
What are rental rates like in Roseburg, OR?
Average rent in Roseburg, OR is approximately $1,788/mo per month. Against $392K home values that yields a reasonable rent-to-price ratio.
How quickly do rentals get leased in Roseburg, OR?
Roseburg, OR carries elevated vacancy risk. Expect consistent absorption at market rents of $1,788/mo.
Are tenants stable in Roseburg, OR?
Working renters make up the core of the Roseburg, OR tenant base. The pool is reasonable for investors targeting long-term holds.
What strategy should investors use in Roseburg, OR?
A careful cash-flow rentals with hands-on management strategy Roseburg, OR best. The market produces consistent results for that approach at the $392K price point.
You know 97471 now. You don’t know where it ranks.
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How 97471 ranks in Roseburg, OR
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