Real Estate Investing in Ashland, Oregon (97520)
Should you buy in 97520 (Ashland, OR)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
What’s happening in Ashland, OR (97520)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 97520 Ashland
ZIP 97520 inside Jackson County looks affordable on the surface — median value of $557K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 97520 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Looking more closely, 97520 offers a low basis, the region around Ashland has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 97520 ZIP's population of 26,983 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Distressed ZIPs reward experience. robust returns are possible in 97520, 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 Ashland:
Property Strategy for 97520
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $337,483 | $1,290 | 2.8% | +1.9% | $337,483 |
| 2BR | $416,630 | $1,600 | 2.8% | +2.7% | $208,315 |
| 3BR | $559,865 | $2,230 | 2.9% | +3.4% | $186,622 |
| 4BR | $702,176 | $2,630 | 2.7% | +3.9% | $175,544 |
| 5BR | $834,765 | — | — | +3.7% | $166,953 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 97520 Compare?
| Metric | 97520 | Ashland | Medford, OR | Oregon |
|---|---|---|---|---|
| Home Value | $556,727 | $556,727 | N/A | $493,884 |
| 5-Year CAGR | 1.8% | 1.8% | N/A | 4.9% |
| Avg Rent | $1,881 | $1,881 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 97520 (Ashland, OR). Anonymous, moderated, never written by AI.
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Property managers serving Jackson County
Manage rentals here? List your business →Quality Property Management Company offers residential, commercial, and association management services, including affordable housing for older adults, in Medford, Oregon. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $556,727 |
| Monthly Rent | $1,881 |
| Price-to-Rent | 24.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.6% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +3.4% ▲ |
🏠 Rent Trends
| 1-Year | -6.0% ▼ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (2.6%). 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 97520
Population: 26,983
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 97520
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 585 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors worry about vacancy in Ashland, OR?
Vacancy in Ashland, OR is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,881/mo.
How qualified is the tenant pool in Ashland, OR?
Expect a solid tenant pool in Ashland, OR. The rental market absorbs $1,881/mo rents without meaningful friction.
Does Ashland, OR favor landlords or tenants?
Rental owners in Ashland, OR deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What do rentals go for in Ashland, OR?
Average rent in Ashland, OR is approximately $1,881/mo per month. Against $557K home values that yields a reasonable rent-to-price ratio.
Is Ashland, OR a good market for FHA house hackers?
Ashland, OR is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $557K price point reasonable to enter.
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