3100 Turner Rd SE #636 · Salem, OR 97302

$109,500

2 bd · 2.0 ba · 1,026 sqft · Manufactured public records · 36 Days on market

Built 1968 $107/sqft · 7% above area Est $102k · 7% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.4/15.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for affordable in Paradise Island's 55+ park? Checkout this 1968 Commodore having 1,026SF w/ 2 BR/2 BA, fenced yard for pets & privacy carport w/ covered breezeway to the house. Front covered composite deck/patio; formal dining w/ built-in hutch, eat-in kitchen w/garden window, glasstop range & built-in microwave; tile floors in dining/kitchen; living room w/ laminate floors; MBR w/ WIcloset & MBA has dual sinks & shower. Newer: furnace/heat pump, roof, vinyl windows, electrical panel & plumbing.

Key facts

• Covered deck
• Open patio area
• Newer ss appliances

Tags

• COVERED DECK
• OPEN PATIO AREA
• MATURE LANDSCAPING
• SINGLE-CAR CARPORT
• LARGE STORAGE SHED
• NEWER SS APPLIANCES

Property features AI

Finance

• Other: Home warranty negotiable; Make: Elcar (mobile home); Park name: Paradise Island; Serial number: 9560; Lot type: Common; No assessments/liens noted
• HOA & community: Adult park (Paradise Island); Park rent includes utilities and cable

Exterior

• Parking: Single-car carport; Single garage space
• Utilities: City water; City sewer; Park rent includes water, sewer, garbage, and cable
• Home design: Double-wide mobile home; Built in 1968; White exterior; Board & batt and lap siding; Aluminum siding; Front door entry
• Construction: Pier foundation; Composition shingle roof
• Exterior features: Partial fenced yard; Covered deck; Open patio area; Mature landscaping; Shed (outbuilding)

Interior

• Kitchen: Dishwasher; Electric range; Microwave included; Newer stainless steel appliances; Newer laminate countertops; Tile flooring in the kitchen
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level
• Flooring: Luxury vinyl plank; Carpet; Vinyl; Tile in kitchen
• Bathrooms: Full hall bathroom; Primary bathroom with walk-in shower
• Heating & cooling: Lennox heat pump; Electric heating; Central air; Forced air
• Interior features: High-speed communication available; Built-in china cabinet; Disposal
• Laundry & utility: Washer and dryer included; Utility room on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.9% in Salem — 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 79/100 on livability (#59 in OR, #2,084 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D, crime F.
• Salem-Keizer SD 24J (urban): math 34% / reading 47% proficiency, ranked #103 of 183 in OR (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 242 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $110k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.63%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $102,402
• List price: $109,500
• Delta: 6.93%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 Turner Rd SE #414	0.00mi	2/1.0	990 (-4%)	1mo	$107,500	$109	90
3100 Turner Rd SE #626	0.00mi	2/1.5	960 (-6%)	7mo	$105,000	$109	81
3100 Turner Rd SE #116	0.00mi	2/2.0	1,080 (+5%)	13mo	$85,000	$79	80
3100 Turner Rd SE #322	0.00mi	2/1.0	938 (-9%)	3mo	$144,900	$154	80
3100 Turner Rd SE #523	0.00mi	2/2.0	1,152 (+12%)	1mo	$132,000	$115	79
3100 Turner Rd SE #176	0.00mi	2/2.0	1,080 (+5%)	15mo	$128,000	$119	79
3364 Turner Rd SE	0.36mi	2/2.0	1,008 (-2%)	4mo	$50,000	$50	77
3200 Turner Rd SE	0.19mi	2/2.0	1,008 (-2%)	19mo	$55,000	$55	72
2200 Lancaster Dr SE Unit 1D	0.60mi	2/2.0	960 (-6%)	2mo	$20,000	$21	60
3390 Turner Rd	0.44mi	2/1.0	938 (-9%)	4mo	$49,000	$52	58
2200 SE Lancaster Dr	0.59mi	2/2.0	1,056 (+3%)	13mo	$135,000	$128	57
2200 SE Lancaster Dr Unit 13D	0.60mi	2/2.0	1,056 (+3%)	13mo	$135,000	$128	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.84% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.72×
• Total profit: $21,990
• Equity at exit: $16,327

10-year hold

• IRR: 25.6%
• Equity multiple: 3.12×
• Total profit: $64,923
• Equity at exit: $9,468

Cash invested: $30,660 (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 97302

• Rents YoY: 1.8%
• Active inventory: 242
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$574
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $655

Break-even live

Break-even rent $874

Max offer price $109,500

Occupancy floor 57%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Lancaster Dr SE Unit 2728-14 Salem, OR	2.0	1.5	1000	$1,195	$1.20	43d	1	0.77mi
4243 Campbell Dr SE Unit 4243 Salem, OR	3.0	1.0	936	$1,550	$1.66	13d	1	0.89mi
4435 Campbell Dr SE Salem, OR	2.0	1.0	807	$1,445	$1.79	23d	1	1.03mi
1447 Connecticut St SE Salem, OR	3.0	2.0	1258	$2,675	$2.13	43d	1	1.06mi
4665 Campbell Dr SE Salem, OR	1.0–3.0	1.0–2.0	923	$1,699	$1.84	13d	1	1.18mi
2423 Strong Heights Ln SE Salem, OR	2.0	2.0	828	$1,750	$2.11	23d	1	1.20mi
2315 Strong Heights Ln SE Salem, OR	2.0–3.0	2.0–2.5	1087	$1,850	$1.70	43d	1	1.25mi
3822 Bayonne Dr SE Salem, OR	2.0	1.0	980	$1,299	$1.33	23d	1	1.27mi
3897 Meadowlawn Loop SE Salem, OR	1.0–3.0	1.0–2.0	962	$1,619	$1.68	13d	26	1.27mi
3828 Bayonne Dr SE Salem, OR	2.0	1.0	980	$1,299	$1.33	13d	1	1.27mi
1029 Raffon Ct SE Unit AR7171-3 Salem, OR	2.0	1.5	927	$1,700	$1.83	23d	1	1.41mi
3955 Outward Rd SE Salem, OR	1.0–3.0	1.0–2.0	970	$1,824	$1.88	13d	20	1.41mi
2087 Audubon Ave SE Salem, OR	3.0	2.5	1325	$3,725	$2.81	23d	1	1.46mi

Listing history 21 events

1. 2026-06-19
   remarks 447-char remark
2. 2026-06-18
   days on market $109,500 Active 36 DOM
3. 2026-06-17
   days on market $109,500 Active 35 DOM
4. 2026-06-16
   days on market $109,500 Active 34 DOM
5. 2026-06-15
   days on market $109,500 Active 33 DOM
6. 2026-06-14
   days on market $109,500 Active 31 DOM
7. 2026-06-10
   remarks 435-char remark
8. 2026-06-10
   pricedays on market $109,500 Active 28 DOM
9. 2026-06-09
   days on market $119,500 Active 27 DOM
10. 2026-06-08
    days on market $119,500 Active 26 DOM
11. 2026-06-07
    days on market $119,500 Active 25 DOM
12. 2026-06-03
    days on market $119,500 Active 21 DOM
13. 2026-06-02
    pricedays on market $119,500 Active 20 DOM
14. 2026-06-01
    days on market $124,900 Active 19 DOM
15. 2026-05-31
    days on market $124,900 Active 18 DOM
16. 2026-05-30
    days on market $124,900 Active 17 DOM
17. 2026-05-13
    listed $129,900 Active 386-char remark
18. 2021-02-05
    soldstatus $60,000 Sold 531-char remark

    Show marketing remark (531 chars)

    Looking for affordable in Paradise Island's 55+ park? Checkout this 1968 Commodore having 1,026SF w/ 2 BR/2 BA, fenced yard for pets & privacy carport w/ covered breezeway to the house. Front covered composite deck/patio; formal dining w/ built-in hutch, eat-in kitchen w/garden window, glasstop range & built-in microwave; tile floors in dining/kitchen; living room w/ laminate floors; MBR w/ WIcloset & MBA has dual sinks & shower. Newer: furnace/heat pump, roof, vinyl windows, electrical panel & plumbing.

19. 2021-01-29
    historical Active under Contract 531-char remark

    Show marketing remark (531 chars)

    Looking for affordable in Paradise Island's 55+ park? Checkout this 1968 Commodore having 1,026SF w/ 2 BR/2 BA, fenced yard for pets & privacy carport w/ covered breezeway to the house. Front covered composite deck/patio; formal dining w/ built-in hutch, eat-in kitchen w/garden window, glasstop range & built-in microwave; tile floors in dining/kitchen; living room w/ laminate floors; MBR w/ WIcloset & MBA has dual sinks & shower. Newer: furnace/heat pump, roof, vinyl windows, electrical panel & plumbing.

20. 2021-01-22
    listed $69,900 Active 531-char remark

    Show marketing remark (531 chars)

    Looking for affordable in Paradise Island's 55+ park? Checkout this 1968 Commodore having 1,026SF w/ 2 BR/2 BA, fenced yard for pets & privacy carport w/ covered breezeway to the house. Front covered composite deck/patio; formal dining w/ built-in hutch, eat-in kitchen w/garden window, glasstop range & built-in microwave; tile floors in dining/kitchen; living room w/ laminate floors; MBR w/ WIcloset & MBA has dual sinks & shower. Newer: furnace/heat pump, roof, vinyl windows, electrical panel & plumbing.

21. 1994-06-24
    soldstatus $28,000

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

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $846 · $70/mo
• Projected year-2 tax: $1,062 · $89/mo
• Expected delta: +$216/yr (+$18/mo · 25.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,435
• − Mortgage interest: −$6,134
• − Property taxes: −$846
• − Insurance: −$548
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$3,185
• Taxable income: $6,453
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $6,311/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: Salem-Keizer SD 24J
• NCES district ID: 4110820
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $48,632
• Composite: 37.16/100
• National rank: #9017
• State rank: #103 of 183 in OR

Livability — Salem

• Score: 79/100
• State rank: #59
• US rank: #2084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, OR
• County: Marion County · 258,219 people
• City population: 193,601
• Metro: Salem, OR
• Population (ZIP): 40,799
• Household income: $85,833
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1754.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 10% Black 2% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Slovak 4% Portuguese 3%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -382.78%
• Current HPI: 296.7837
• Rent YoY: ▲ 1.84%
• Metro: Salem, 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

+291.1% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $109,500 WVMLS
• 2026-06-02 Price Changed $119,500 WVMLS
• 2026-05-28 Price Changed $124,900 WVMLS
• 2026-05-13 Listed $129,900 WVMLS
• 2021-02-05 Sold (MLS) $60,000 WVMLS
• 2021-01-29 Contingent — WVMLS
• 2021-01-22 Listed $69,900 WVMLS
• 1994-06-24 Sold (Public Records) $28,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $846 · +7.7% YoY. Source: county tax records.