Updated 2026 · Based on median market data for Roseburg, OR
Home values in Roseburg, OR have appreciated at 2.5% per year. Appreciation is modest, meaning total returns will be driven primarily by cash flow rather than equity gains. This is actually preferred by many investors who want predictable, income-based returns.
If Roseburg continues appreciating at 2.5% annually, the current median of $340,000 would reach approximately $384,679 in 5 years — an equity gain of $44,679 on a property purchased at the median. With a 20% down payment of $68,000, that represents a 66% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $45,898, the projected total return is $90,577 — a 133% cumulative return on the initial investment.
Roseburg's population growth of 1% is moderate and positive, supporting steady but not explosive demand for housing. Markets with this growth profile tend to appreciate consistently without the boom-bust cycles of hyper-growth metros.
Smart investors evaluate both cash flow AND appreciation. In Roseburg, the 2.70% cap rate provides modest ongoing cash flow, while 2.5% annual appreciation adds an equity component. Conservative underwriting is essential. Focus on deals where the cash flow stands on its own, and treat any appreciation as a bonus.
Roseburg vs Oregon state average and national average across key investment metrics. Roseburg's cap rate is below both benchmarks — deal sourcing is critical here.