Grants Pass, OR
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
expensive
Price to income
6.48×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Oregon
- 5.66×
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
27.7%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Oregon
- 25.3%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
2.78%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Oregon
- 2.91%
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.39%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Oregon
- 0.16%+0.24
- vs U.S.
- 0.03%+0.37
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
3.31
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Oregon
- 3.73
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
6.8%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Oregon
- 5.0%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+29.4%
homeValues.yearOverYear
-0.9%
Median home value
$383,100
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,039 | $12,468 | 21.1% |
| 2 BR | $1,363 | $16,356 | 27.7% |
| 3 BR | $1,896 | $22,752 | 38.5% |
Labor market direction
Unemployment
6.8%
Median household income
$59,097
What's being built
Total TTM
291
+70.2% YoY
Single-family
152
2–4 unit
20
5+ unit
119
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Josephine County | 87,994 | $383,100 | $59,097 | 291 | +70.2% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Grants Pass | 87,994 | $59,097 | 6.48× | 2.78% | +29.4% | 3.31 | 6.8% |
| Parkersburg-Vienna, WV | 89,474 | $56,029 | — | — | +40.2% | — | 4.4% |
| Hinesville, GA | 82,354 | $60,329 | — | — | +67.8% | — | 3.7% |
| Bloomsburg-Berwick, PA | 83,089 | $61,992 | — | — | — | — | — |
| Kokomo, IN | 83,452 | $62,496 | — | — | +58.4% | — | 4.0% |
| Cumberland, MD-WV | 95,118 | $59,413 | — | — | — | — | — |
Where people are moving in from
Net migration
+346
+0.39% of population
| Origin county | Tax returns |
|---|---|
| Jackson County, OR | 545 |
| Los Angeles County, CA | 71 |
| Douglas County, OR | 65 |
| Multnomah County, OR | 60 |
| San Diego County, CA | 56 |
| Lane County, OR | 56 |
Who lives in Grants Pass
- Median age
- 48
- Bachelor's+
- 19.7%
- Owner-occupancy
- 71.7%
- Vacancy rate
- 7.3%
- Rent burdened (30%+)
- 54.8%
- Median household income
- $59,097
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.