2000 Robins Ln SE #55 · Salem, OR 97306

$95,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 33 Days on market

Built 1997 Est $90k · 6% 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 +4.8/15.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Delightful, inviting 1997 Skyline manufactured home in Oak Pointe all age park; freshly painted inside & out; newer: laminate floors, carpet & plantation blinds. MBR at opposite end from other 2 BRs; both BAs w/ tub/shower combo; kitchen w/ wood cabinets, refrigerator w/ icemaker, built-in microwave over electric range, dishwasher; heat pump for heating/cooling; big utility; vaulted ceilings; vinyl windows & privacy fenced yard for your pet! Prime location!

Key facts

• Split br floor plan
• Great room concept
• Backyard deck

Tags

• SPLIT BR FLOOR PLAN
• GREAT ROOM CONCEPT
• KITCHEN DINING COMBO
• PRIVACY FENCED BACKYARD
• BACKYARD DECK
• MULTI PURPOSE OUTBUILDING

Property features AI

Finance

• Other: No assessments/liens reported; Possession at closing
• HOA & community: Located in Oak Pointe park (not an adult-only park); No home warranty

Exterior

• Parking: One garage space; Carport
• Utilities: City water connected; City sewer; Electric water heater
• Home design: Double-wide mobile home; Skyline make; Built in 1997; Yellow exterior; All-age park (Oak Pointe)
• Construction: Pier foundation; T111 siding; Composition roof; Mobile home size approximately 40 x 27; Serial number 67910404JAB
• Exterior features: Privacy fenced backyard; Deck; Landscaped yard; Shed; Back door

Interior

• Kitchen: Electric range; Microwave included; Refrigerator included; Disposal
• Bedrooms: Master bedroom on the main level (12 x 13); Second bedroom on the main level (10.8 x 13); Third bedroom (10.8 x 13)
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: Two bathrooms on the main level with tub/shower combos
• Heating & cooling: Electric heating; Ductless heating/cooling
• Interior features: High-speed internet available; Dining area combined with kitchen
• Laundry & utility: Washer and dryer included; Utility room on the main level (6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 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.
• Zoned schools: Pringle Elementary School (499 students, 91% FRL); Judson Middle School (810 students, 96% FRL); South Salem High School (2,256 students, 96% FRL) — zoned schools average 94% FRL vs 53% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 278 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $657 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 + 1.6% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $32k; list at $95k implies a 197% gain — meaningful room to come down on a strong offer.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.96% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.65%
• DSCR: 2.72
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $89,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2045 Nocturne Ct SE	0.44mi	3/2.0	1,152 (+7%)	3mo	$45,000	$39	66
2065 Nougat Ct SE	0.39mi	2/2.0 (-1)	1,056 (-2%)	10mo	$46,400	$44	64
6820 Fairway Ave SE #6820	0.43mi	3/2.0	1,152 (+7%)	12mo	$96,000	$83	59
2120 Robins Ln SE #45	0.26mi	2/2.0 (-1)	960 (-11%)	7mo	$124,900	$130	59
2120 Robins Ln SE #24	0.24mi	2/2.0 (-1)	1,232 (+14%)	17mo	$199,900	$162	46
2020 Navaho Ct SE #2020	0.60mi	2/2.0 (-1)	938 (-13%)	3mo	$49,900	$53	42
1652 Wiltsey Rd #27	0.53mi	2/2.0 (-1)	924 (-14%)	5mo	$82,000	$89	42

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.38×
• Total profit: $36,665
• Equity at exit: $14,165

10-year hold

• IRR: 39.5%
• Equity multiple: 4.46×
• Total profit: $92,161
• Equity at exit: $8,214

Cash invested: $26,600 (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 97306

• Rents YoY: 1.6%
• Active inventory: 278
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$498
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $857

Break-even live

Break-even rent $780

Max offer price $95,000

Occupancy floor 49%

Sensitivity live

Price	-10% $911	-5% $884	+0% $857	+5% $830	+10% $803
Rent	-10% $710	-5% $783	+0% $857	+5% $930	+10% $1,004
Rate	-1.0pp $905	-0.5pp $881	base $857	+0.5pp $832	+1.0pp $807

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Madras St SE Salem, OR	1.0–3.0	1.0–2.0	895	$1,895	$2.12	16d	10	0.22mi
1951 Madras St SE Salem, OR	2.0	2.5	1465	$1,975	$1.35	23d	1	0.32mi
1691 Waln Dr SE Salem, OR	1.0–2.0	1.0–2.0	955	$1,725	$1.81	16d	6	0.33mi
1701 Madras St SE Salem, OR	2.0	1.0	828	$1,145	$1.38	46d	1	0.41mi
5943 Blue River Dr SE Salem, OR	3.0	3.0	1472	$2,395	$1.63	46d	1	0.41mi
1626 Madras St SE Salem, OR	2.0	1.0	921	$1,695	$1.84	46d	1	0.42mi
6150 Fircrest St SE Salem, OR	3.0	1.5	1140	$2,050	$1.80	16d	1	0.46mi
6150 Fircrest St SE Unit 6160 Salem, OR	3.0	1.5	1140	$2,050	$1.80	16d	1	0.46mi
1807 Wiltsey Rd SE Salem, OR	1.0–2.0	1.0–2.0	845	$1,710	$2.02	16d	6	0.47mi
5952 Park Ct SE Salem, OR	1.0–2.0	1.0	742	$1,299	$1.75	16d	11	0.48mi
5851 Reed Ln SE Salem, OR	2.0	2.0	990	$1,652	$1.67	16d	7	0.48mi
1544 Fircrest Ct SE Salem, OR	2.0	1.5	1296	$1,850	$1.43	25d	1	0.54mi
1860 Rees Hill Rd SE Salem, OR	2.0	2.0	962	$1,675	$1.74	16d	2	0.54mi
1860 Rees Hill Rd SE Unit 1870-205 Salem, OR	2.0	2.0	1000	$1,800	$1.80	25d	1	0.54mi
1860 Rees Hill Rd SE Unit 1890-112 Salem, OR	2.0	2.0	925	$1,650	$1.78	46d	1	0.54mi
5823 Reed Ln SE Unit 112 Salem, OR	2.0	2.5	1198	$1,995	$1.67	25d	1	0.55mi
5775 Commercial St SE Salem, OR	1.0–3.0	1.0–2.0	779	$2,225	$2.85	16d	47	0.55mi
5775 Commercial St SE Salem, OR	1.0–3.0	1.0–2.0	779	$2,295	$2.94	25d	17	0.55mi
5815 Reed Ln SE Unit 133 Salem, OR	2.0	2.5	1198	$1,995	$1.67	25d	1	0.57mi
2116 Nomad Ct SE Unit 2120 Salem, OR	2.0	1.0	1050	$1,425	$1.36	16d	1	0.58mi
1410 Jonmart Ave SE Salem, OR	3.0	2.0	1096	$1,995	$1.82	16d	1	0.61mi
2194 Navaho Ct SE Unit 2198 Salem, OR	2.0	1.0	989	$1,395	$1.41	46d	1	0.64mi
1359 Madras St SE Salem, OR	2.0	1.5	864	$1,495	$1.73	25d	1	0.65mi
2220 Navaho Ct SE Unit 2220 Salem, OR	2.0	1.0	1023	$1,295	$1.27	25d	1	0.65mi
1543 Wiltsey Rd SE Salem, OR	2.0	1.0–2.0	1043	$1,475	$1.41	16d	4	0.65mi
6953 Talloc Ave SE Unit 6955 Salem, OR	3.0	2.5	1418	$2,295	$1.62	16d	1	0.66mi
5512 Murray St SE Salem, OR	3.0	2.0	1275	$2,645	$2.07	23d	1	0.87mi
5535 Woodside Dr SE Unit 442-60 Salem, OR	2.0	1.0	982	$1,399	$1.42	46d	1	0.97mi
5463-5487 Commercial St SE Unit 41 Salem, OR	2.0	1.0	889	$1,250	$1.41	25d	1	1.04mi
5463-5487 Commercial St SE Apt 40 Salem, OR	2.0	1.0	889	$1,250	$1.41	23d	1	1.04mi
5463-5487 Commercial St SE Unit 04 Salem, OR	2.0	1.0	889	$1,175	$1.32	46d	1	1.04mi
5423 Monterey Dr SE Salem, OR	3.0	2.0	1457	$2,295	$1.58	25d	1	1.05mi
5787 Sunstone St SE Unit 5787 Salem, OR	3.0	1.5	1192	$1,645	$1.38	25d	1	1.05mi
5442 Monterey Dr SE Unit 5442 Salem, OR	2.0	2.0	1112	$1,995	$1.79	25d	1	1.05mi
1250 Baxter Rd SE Unit 1276 Salem, OR	3.0	2.5	1289	$2,395	$1.86	16d	1	1.12mi
2846 Vintage Ave SE Unit 2846 Salem, OR	2.0	2.0	1105	$1,895	$1.71	46d	1	1.19mi
5290 Baxter Ct SE Salem, OR	2.0	1.5	1125	$1,900	$1.69	16d	1	1.25mi
5248 Baxter Ct SE Salem, OR	2.0	1.5	1105	$1,750	$1.58	46d	1	1.27mi
5031 Big Rock Ct SE Salem, OR	3.0	2.0	1314	$2,700	$2.05	46d	1	1.40mi
1194 Barnes Ave SE Salem, OR	1.0–2.0	1.0	807	$1,499	$1.86	16d	3	1.41mi

Listing history 25 events

1. 2026-06-21
   days on market $95,000 Active 33 DOM
2. 2026-06-18
   days on market $95,000 Active 30 DOM
3. 2026-06-17
   days on market $95,000 Active 29 DOM
4. 2026-06-16
   days on market $95,000 Active 28 DOM
5. 2026-06-15
   days on market $95,000 Active 27 DOM
6. 2026-06-14
   days on market $95,000 Active 25 DOM
7. 2026-06-10
   days on market $95,000 Active 22 DOM
8. 2026-06-09
   days on market $95,000 Active 21 DOM
9. 2026-06-08
   days on market $95,000 Active 20 DOM
10. 2026-06-07
    days on market $95,000 Active 19 DOM
11. 2026-06-03
    days on market $95,000 Active 15 DOM
12. 2026-06-02
    days on market $95,000 Active 14 DOM
13. 2026-06-01
    days on market $95,000 Active 13 DOM
14. 2026-05-31
    days on market $95,000 Active 12 DOM
15. 2026-05-30
    days on market $95,000 Active 11 DOM
16. 2026-05-19
    listed $95,000 Active
17. 2014-09-30
    soldstatus $32,000 Sold 475-char remark

    Show marketing remark (475 chars)

    Delightful, inviting 1997 Skyline manufactured home in Oak Pointe all age park; freshly painted inside & out; newer: laminate floors, carpet & plantation blinds. MBR at opposite end from other 2 BRs; both BAs w/ tub/shower combo; kitchen w/ wood cabinets, refrigerator w/ icemaker, built-in microwave over electric range, dishwasher; heat pump for heating/cooling; big utility; vaulted ceilings; vinyl windows & privacy fenced yard for your pet! Prime location!

18. 2014-09-23
    historical Active under Contract 475-char remark

    Show marketing remark (475 chars)

    Delightful, inviting 1997 Skyline manufactured home in Oak Pointe all age park; freshly painted inside & out; newer: laminate floors, carpet & plantation blinds. MBR at opposite end from other 2 BRs; both BAs w/ tub/shower combo; kitchen w/ wood cabinets, refrigerator w/ icemaker, built-in microwave over electric range, dishwasher; heat pump for heating/cooling; big utility; vaulted ceilings; vinyl windows & privacy fenced yard for your pet! Prime location!

19. 2014-09-17
    listed $32,000 Active 475-char remark

    Show marketing remark (475 chars)

    Delightful, inviting 1997 Skyline manufactured home in Oak Pointe all age park; freshly painted inside & out; newer: laminate floors, carpet & plantation blinds. MBR at opposite end from other 2 BRs; both BAs w/ tub/shower combo; kitchen w/ wood cabinets, refrigerator w/ icemaker, built-in microwave over electric range, dishwasher; heat pump for heating/cooling; big utility; vaulted ceilings; vinyl windows & privacy fenced yard for your pet! Prime location!

20. 2012-03-28
    historical
21. 2010-09-20
    historical
22. 2010-07-29
    price $35,900
23. 2010-04-15
    price $39,900
24. 2010-03-31
    listed $44,900 Active
25. 2005-10-24
    listed $34,900

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 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: $22,373
• − Mortgage interest: −$5,321
• − Property taxes: −$939
• − Insurance: −$475
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$2,764
• Taxable income: $9,294
• Est. tax owed @ 24.0%: −$2,231
• After-tax cash flow: $8,052/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): 34,383
• Household income: $101,753
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1437.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 9% Asian 5% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Portuguese 5% Slovak 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 6% Other Asian/Pacific 3% Russian/Polish/Slavic 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: ▼ -335.25%
• Current HPI: 279.7875
• Rent YoY: ▲ 1.64%
• 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

+172.2% since first listed

10 events — show timeline

• 2026-05-19 Listed $95,000 WVMLS
• 2014-09-30 Sold (MLS) $32,000 WVMLS
• 2014-09-23 Contingent — WVMLS
• 2014-09-17 Listed $32,000 WVMLS
• 2012-03-28 Listing Removed — WVMLS
• 2010-09-20 Listing Removed — WVMLS
• 2010-07-29 Price Changed $35,900 WVMLS
• 2010-04-15 Price Changed $39,900 WVMLS
• 2010-03-31 Listed $44,900 WVMLS
• 2005-10-24 Listed $34,900 WVMLS

Property tax history

+2.7%/yr

Latest (2025): $939 · +7.7% YoY. Source: county tax records.