Real Estate Investing in Williams, Oregon (97544)
Should you buy in 97544 (Williams, OR)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 13.1% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
What’s happening in Williams, OR (97544)?
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Market Analysis: 97544 Williams
ZIP 97544 inside Josephine County looks affordable on the surface — median value of $443K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $443K asset, 97544 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Williams have seen price recovery that 97544 has not matched. Josephine County data supports the view that the spread is structural rather than temporary.
The demographic picture in 97544 includes headwinds that any investor should price in. Income distribution skews lower than Williams averages, and tenant stability requires active management.
The 97544 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Williams:
Market Trends
Home Value History (with trend line)
📊 How Does 97544 Compare?
| Metric | 97544 | Williams | Grants Pass, OR | Oregon |
|---|---|---|---|---|
| Home Value | $442,718 | $442,718 | N/A | $493,884 |
| 5-Year CAGR | 0.4% | 0.4% | N/A | 4.9% |
| Avg Rent | $1,674 | $1,674 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 97544 (Williams, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $442,718 |
| Monthly Rent | $1,674 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 3.3% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) 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 97544
Population: 2,040
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 97544
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 1,838 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Williams, OR?
Williams, OR home values average about $443K. That price point suits investors targeting rentals with $1,674/mo in monthly income.
What monthly rent should investors expect in Williams, OR?
Rents in Williams, OR run near $1,674/mo. Compared with median home prices of $443K that produces solid gross yields for typical rentals.
How strong is the working-renter base in Williams, OR?
Tenant quality in Williams, OR ranks as solid. Landlords generally report reliable occupancy at market rents of $1,674/mo.
What is the best play in Williams, OR?
The best-fit strategy in Williams, OR is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Williams, OR good for landlords?
Rental owners in Williams, OR deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
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