385 Taylor St · Talent, OR 97540

$137,000

2 bd · 1.0 ba · 996 sqft · Manufactured public records · 21 Days on market

Built 1982 5,662 sqft lot $138/sqft · 40% below area Est $229k · 40% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY OPPORTUNITY Unlock the potential of this single-wide manufactured home situated on its OWN LOT , NO SPACE RENT! This is a rare chance for buyers looking to create value, generate rental income, or secure an affordable entry point into property ownership. The property features a detached two-car garage, providing excellent storage, workshop space, or future improvement possibilities. Spacious yard offers room to reimagine landscaping, outdoor living areas, or expansion ideas (buyer to do due diligence). This home is ready for your vision and creativity. Whether you're an investor, contractor, or buyer looking for a project with upside potential, this property presents strong opportunity for sweat equity and long-term gain. Convenient location with established surroundings and room to transform this property into something truly special. Cash only sale due to condition. Sold as-is

Key facts

• Spacious yard
• Outdoor living areas
• Own lot

Tags

• SINGLE-WIDE MANUFACTURED HOME
• OWN LOT
• DETACHED TWO-CAR GARAGE
• SPACIOUS YARD
• OUTDOOR LIVING AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $137k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $135k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.8% in Talent — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#95 in OR, #4,794 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A, crime B+; Watch: housing C-, schools F, amenities D-.
• Phoenix-Talent SD 4 (suburban): math 14% / reading 32% proficiency, ranked #58 of 58 in OR (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $82k; list at $137k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,945 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $229,167
• List price: $137,000
• Delta: -40.22%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,609
• Equity at exit: $20,427

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $12,225
• Equity at exit: $11,845

Cash invested: $38,360 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97540

• Home prices YoY: -19.8%
• Active inventory: 81
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,055/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $229

Break-even live

Break-even rent $1,198

Max offer price $137,000

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
461 Arnos St Unit A-K Talent, OR	1.0	1.0	593	$1,250	$2.11	44d	2	0.24mi
461 Arnos St Unit B Talent, OR	1.0	1.0	561	$1,250	$2.23	44d	1	0.24mi
322 Talent Ave Unit B Talent, OR	2.0	2.0	900	$1,700	$1.89	21d	1	0.52mi
220 W Rapp Rd Talent, OR	2.0	1.5	1008	$1,550	$1.54	44d	1	0.53mi
100 N Pacific Hwy Talent, OR	1.0–2.0	1.0–2.0	794	$1,760	$2.22	13d	1	0.98mi
204 Gibson St Unit A Talent, OR	3.0	1.0	1125	$1,950	$1.73	13d	1	1.11mi
41 Suncrest Rd Unit 21 Talent, OR	1.0	1.0	530	$750	$1.42	13d	1	1.25mi

Listing history 7 events

1. 2026-05-12
   status Active 902-char remark

   Show marketing remark (902 chars)

   CASH ONLY OPPORTUNITY Unlock the potential of this single-wide manufactured home situated on its OWN LOT , NO SPACE RENT! This is a rare chance for buyers looking to create value, generate rental income, or secure an affordable entry point into property ownership. The property features a detached two-car garage, providing excellent storage, workshop space, or future improvement possibilities. Spacious yard offers room to reimagine landscaping, outdoor living areas, or expansion ideas (buyer to do due diligence). This home is ready for your vision and creativity. Whether you're an investor, contractor, or buyer looking for a project with upside potential, this property presents strong opportunity for sweat equity and long-term gain. Convenient location with established surroundings and room to transform this property into something truly special. Cash only sale due to condition. Sold as-is

2. 2026-04-20
   status Pending 902-char remark

   Show marketing remark (902 chars)

   CASH ONLY OPPORTUNITY Unlock the potential of this single-wide manufactured home situated on its OWN LOT , NO SPACE RENT! This is a rare chance for buyers looking to create value, generate rental income, or secure an affordable entry point into property ownership. The property features a detached two-car garage, providing excellent storage, workshop space, or future improvement possibilities. Spacious yard offers room to reimagine landscaping, outdoor living areas, or expansion ideas (buyer to do due diligence). This home is ready for your vision and creativity. Whether you're an investor, contractor, or buyer looking for a project with upside potential, this property presents strong opportunity for sweat equity and long-term gain. Convenient location with established surroundings and room to transform this property into something truly special. Cash only sale due to condition. Sold as-is

3. 2026-04-09
   status Active 902-char remark

   Show marketing remark (902 chars)

   CASH ONLY OPPORTUNITY Unlock the potential of this single-wide manufactured home situated on its OWN LOT , NO SPACE RENT! This is a rare chance for buyers looking to create value, generate rental income, or secure an affordable entry point into property ownership. The property features a detached two-car garage, providing excellent storage, workshop space, or future improvement possibilities. Spacious yard offers room to reimagine landscaping, outdoor living areas, or expansion ideas (buyer to do due diligence). This home is ready for your vision and creativity. Whether you're an investor, contractor, or buyer looking for a project with upside potential, this property presents strong opportunity for sweat equity and long-term gain. Convenient location with established surroundings and room to transform this property into something truly special. Cash only sale due to condition. Sold as-is

4. 2026-03-25
   status Pending 902-char remark

   Show marketing remark (902 chars)

   CASH ONLY OPPORTUNITY Unlock the potential of this single-wide manufactured home situated on its OWN LOT , NO SPACE RENT! This is a rare chance for buyers looking to create value, generate rental income, or secure an affordable entry point into property ownership. The property features a detached two-car garage, providing excellent storage, workshop space, or future improvement possibilities. Spacious yard offers room to reimagine landscaping, outdoor living areas, or expansion ideas (buyer to do due diligence). This home is ready for your vision and creativity. Whether you're an investor, contractor, or buyer looking for a project with upside potential, this property presents strong opportunity for sweat equity and long-term gain. Convenient location with established surroundings and room to transform this property into something truly special. Cash only sale due to condition. Sold as-is

5. 2026-03-24
   listed $137,000 Active 902-char remark

   Show marketing remark (902 chars)

   CASH ONLY OPPORTUNITY Unlock the potential of this single-wide manufactured home situated on its OWN LOT , NO SPACE RENT! This is a rare chance for buyers looking to create value, generate rental income, or secure an affordable entry point into property ownership. The property features a detached two-car garage, providing excellent storage, workshop space, or future improvement possibilities. Spacious yard offers room to reimagine landscaping, outdoor living areas, or expansion ideas (buyer to do due diligence). This home is ready for your vision and creativity. Whether you're an investor, contractor, or buyer looking for a project with upside potential, this property presents strong opportunity for sweat equity and long-term gain. Convenient location with established surroundings and room to transform this property into something truly special. Cash only sale due to condition. Sold as-is

6. 2004-02-03
   soldstatus $82,000 224-char remark

   Show marketing remark (224 chars)

   One hour notice required - Owner always home. Sweet home for investor, 1st home owner or retiree. Kitchen open to Living room. Large master w/ tub. Oversized 2 car garage w/ opener. Super seal roof. Pier and post foundation.

7. 2004-01-19
   listed $89,900 224-char remark

   Show marketing remark (224 chars)

   One hour notice required - Owner always home. Sweet home for investor, 1st home owner or retiree. Kitchen open to Living room. Large master w/ tub. Oversized 2 car garage w/ opener. Super seal roof. Pier and post foundation.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,856
• − Mortgage interest: −$7,674
• − Property taxes: −$2,055
• − Insurance: −$685
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,985
• Taxable income: $599
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $2,601/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Phoenix-Talent SD 4
• NCES district ID: 4109630
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $38,625
• Composite: 19.24/100
• National rank: #8809
• State rank: #58 of 58 in OR

Livability — Talent

• Score: 74/100
• State rank: #95
• US rank: #4794

Category grades

Amenities D- Commute A Cost of living B Crime B+ Employment F Housing C- Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Talent, OR
• County: Jackson County · 159,661 people
• City population: 8,323
• Metro: Medford, OR
• Population (ZIP): 8,323
• Household income: $65,762
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 357.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 234,433 people
• By 2030: 243,834 · +4.0%
• By 2040: 259,717 · +10.8%
• By 2050: 273,269 · +16.6%
• By 2075: 300,624 · +28.2%
• By 2100: 305,256 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Portuguese 5% Lithuanian 4%
• Foreign-born: 5% · Canada, China, Guatemala
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Chinese 1%

Political lean MEDSL · Jackson

• 2024 margin: Lean R (+6.4) · D 45.5% · R 51.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 0.1pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+3.5 2016: R+9.2 2012: R+5.0 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.82%
• Current HPI: 308.1302
• Rent YoY: —
• Metro: Medford, OR
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+52.4% since first listed

7 events — show timeline

• 2026-05-12 Relisted — MLSCO
• 2026-04-20 Pending — MLSCO
• 2026-04-09 Relisted — MLSCO
• 2026-03-25 Pending — MLSCO
• 2026-03-24 Listed $137,000 MLSCO
• 2004-02-03 Sold (MLS) $82,000 MLSCO
• 2004-01-19 Listed $89,900 MLSCO