2000 Robins Ln SE #52 · Salem, OR 97306

$139,900

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 56 Days on market

Built 1997 $100/sqft · at area comps Est $140k · at est. ↓ 10% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.4/15.0
• 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

Beautifully updated 3-bed/2-bath home located in a desirable Salem community! This fully remodeled home features brand-new cabinets, updated bathroom vanities, new flooring throughout & fresh interior/exterior paint, giving it a modern & move-in-ready feel. The spacious layout offers comfortable living with plenty of natural light & functional living spaces. Enjoy the large private backyard, perfect for entertaining, gardening, or relaxing outdoors, plus an additional storage shed for all your extra needs. Conveniently located near shopping, schools, parks, and easy access to major roads. A wonderful opportunity to own a stylish, turnkey home with both charm and practicality!

Key facts

• Updated cabinets
• New flooring
• 2 garage spots

Tags

• UPDATED CABINETS
• UPDATED BATHROOM VANITIES
• NEW FLOORING
• LARGE PRIVATE BACKYARD
• ADDITIONAL STORAGE SHED
• EASY ACCESS TO MAJOR ROADS

Property features AI

Finance

• Other: Manufacturer: Homebuilders NW; Main level living area reported as 1,404 (county); Parcel number 133728
• HOA & community: Located in Oak Pointe Estates (land lease community); Lot rent $950 per month; Land lease expires December 31, 2026

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Gas fuel
• Home design: Manufactured home in a park (residential, resale); Single-story / main living on one level; Territorial view
• Construction: Built in 1997; Pillar/post/pier foundation; Composition roof
• Exterior features: Covered patio; Deck; Cement siding; Paved road access

Interior

• Kitchen: Built-in range; Range hood; Dishwasher; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Vaulted ceilings; Vinyl flooring
• Laundry & utility: Utility room (main level); Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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); 272 active listings in the ZIP; 40 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.41% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.43%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (median comp): $139,719
• List price: $139,900
• Delta: 0.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 Robins Ln SE #8	0.00mi	3/2.0	1,512 (+8%)	5mo	$127,500	$84	83
2155 Robins Ln SE #33	0.24mi	2/2.0 (-1)	1,337 (-5%)	1mo	$100,000	$75	75
2000 Robins Ln SE #9	0.00mi	3/2.0	1,586 (+13%)	4mo	$143,000	$90	75
6795 Fairway Ave SE #6795	0.39mi	3/2.0	1,440 (+3%)	4mo	$75,000	$52	74
2155 SE Robins Ln #31	0.24mi	3/2.0	1,296 (-8%)	6mo	$137,700	$106	71
2120 Robins Ln SE #66	0.17mi	3/2.0	1,536 (+9%)	7mo	$182,000	$118	70
2120 Robins Ln SE #108	0.32mi	3/2.0	1,296 (-8%)	7mo	$139,900	$108	66
2065 National Ct SE	0.48mi	2/2.0 (-1)	1,344 (-4%)	0mo	$160,000	$119	65
2120 Robins Ln #2	0.32mi	3/2.0	1,536 (+9%)	8mo	$185,000	$120	62
2020 Nomad Ct SE	0.55mi	2/2.0 (-1)	1,440 (+3%)	8mo	$50,000	$35	59
2120 Robins Ln SE #207	0.32mi	2/2.0 (-1)	1,593 (+14%)	10mo	$225,000	$141	49
2040 Navaho Ct SE	0.60mi	2/2.0 (-1)	1,560 (+11%)	4mo	$94,999	$61	45

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $17,128
• Equity at exit: $20,860

10-year hold

• IRR: 19.2%
• Equity multiple: 2.50×
• Total profit: $58,925
• Equity at exit: $12,096

Cash invested: $39,172 (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: 272
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $667

Break-even live

Break-even rent $1,122

Max offer price $139,900

Occupancy floor 61%

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: $34,975
• Closing costs: $4,197
• 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	13d	10	0.22mi
6127 Blue River Dr SE Salem, OR	3.0	2.5	1531	$2,450	$1.60	43d	1	0.29mi
1951 Madras St SE Salem, OR	2.0	2.5	1465	$1,975	$1.35	21d	1	0.32mi
1691 Waln Dr SE Salem, OR	1.0–2.0	1.0–2.0	955	$1,725	$1.81	13d	6	0.33mi
5943 Blue River Dr SE Salem, OR	3.0	3.0	1472	$2,395	$1.63	43d	1	0.41mi
1626 Madras St SE Salem, OR	2.0	1.0	921	$1,695	$1.84	43d	1	0.42mi
6150 Fircrest St SE Salem, OR	3.0	1.5	1140	$2,050	$1.80	13d	1	0.46mi
6150 Fircrest St SE Unit 6160 Salem, OR	3.0	1.5	1140	$2,050	$1.80	13d	1	0.46mi
1807 Wiltsey Rd SE Salem, OR	1.0–2.0	1.0–2.0	845	$1,710	$2.02	13d	6	0.47mi
5952 Park Ct SE Salem, OR	1.0–2.0	1.0	742	$1,299	$1.75	13d	11	0.48mi
5851 Reed Ln SE Salem, OR	2.0	2.0	990	$1,652	$1.67	13d	7	0.48mi
1544 Fircrest Ct SE Salem, OR	2.0	1.5	1296	$1,850	$1.43	23d	1	0.54mi
1860 Rees Hill Rd SE Salem, OR	2.0	2.0	962	$1,675	$1.74	13d	2	0.54mi
1860 Rees Hill Rd SE Unit 1890-112 Salem, OR	2.0	2.0	925	$1,650	$1.78	43d	1	0.54mi
1860 Rees Hill Rd SE Unit 1870-205 Salem, OR	2.0	2.0	1000	$1,800	$1.80	23d	1	0.54mi
5823 Reed Ln SE Unit 112 Salem, OR	2.0	2.5	1198	$1,995	$1.67	23d	1	0.55mi
5775 Commercial St SE Salem, OR	1.0–3.0	1.0–2.0	779	$2,295	$2.94	23d	17	0.55mi
5775 Commercial St SE Salem, OR	1.0–3.0	1.0–2.0	779	$2,225	$2.85	13d	47	0.55mi
5815 Reed Ln SE Unit 133 Salem, OR	2.0	2.5	1198	$1,995	$1.67	23d	1	0.57mi
2116 Nomad Ct SE Unit 2120 Salem, OR	2.0	1.0	1050	$1,425	$1.36	13d	1	0.58mi
1410 Jonmart Ave SE Salem, OR	3.0	2.0	1096	$1,995	$1.82	13d	1	0.61mi
2194 Navaho Ct SE Unit 2198 Salem, OR	2.0	1.0	989	$1,395	$1.41	43d	1	0.64mi
2220 Navaho Ct SE Unit 2220 Salem, OR	2.0	1.0	1023	$1,295	$1.27	23d	1	0.65mi
1543 Wiltsey Rd SE Salem, OR	2.0	1.0–2.0	1043	$1,475	$1.41	13d	4	0.65mi
6953 Talloc Ave SE Unit 6955 Salem, OR	3.0	2.5	1418	$2,295	$1.62	13d	1	0.66mi
5512 Murray St SE Salem, OR	3.0	2.0	1275	$2,645	$2.07	21d	1	0.87mi
5535 Woodside Dr SE Unit 442-60 Salem, OR	2.0	1.0	982	$1,399	$1.42	43d	1	0.97mi
2772 Bastille Ave SE Salem, OR	3.0	2.0	1614	$2,495	$1.55	21d	1	1.02mi
5463-5487 Commercial St SE Unit 41 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	43d	1	1.04mi
5463-5487 Commercial St SE Apt 40 Salem, OR	2.0	1.0	889	$1,250	$1.41	21d	1	1.04mi
5423 Monterey Dr SE Salem, OR	3.0	2.0	1457	$2,295	$1.58	23d	1	1.05mi
5787 Sunstone St SE Unit 5787 Salem, OR	3.0	1.5	1192	$1,645	$1.38	23d	1	1.05mi
5442 Monterey Dr SE Unit 5442 Salem, OR	2.0	2.0	1112	$1,995	$1.79	23d	1	1.05mi
1250 Baxter Rd SE Unit 1276 Salem, OR	3.0	2.5	1289	$2,395	$1.86	13d	1	1.12mi
2846 Vintage Ave SE Unit 2846 Salem, OR	2.0	2.0	1105	$1,895	$1.71	43d	1	1.19mi
5290 Baxter Ct SE Salem, OR	2.0	1.5	1125	$1,900	$1.69	13d	1	1.25mi
5248 Baxter Ct SE Salem, OR	2.0	1.5	1105	$1,750	$1.58	43d	1	1.27mi
5455 Norma Ave SE Salem, OR	3.0	2.0	1669	$2,595	$1.55	43d	1	1.40mi
5031 Big Rock Ct SE Salem, OR	3.0	2.0	1314	$2,700	$2.05	43d	1	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $139,900 Active 56 DOM
2. 2026-06-17
   price $139,900 Active 55 DOM

   Show marketing remark (696 chars)

   Beautifully updated 3-bed/2-bath home located in a desirable Salem community! This fully remodeled home features brand-new cabinets, updated bathroom vanities, new flooring throughout & fresh interior/exterior paint, giving it a modern & move-in-ready feel. The spacious layout offers comfortable living with plenty of natural light & functional living spaces. Enjoy the large private backyard, perfect for entertaining, gardening, or relaxing outdoors, plus an additional storage shed for all your extra needs. Conveniently located near shopping, schools, parks, and easy access to major roads. A wonderful opportunity to own a stylish, turnkey home with both charm and practicality!

3. 2026-06-17
   days on market $149,900 Active 55 DOM

   Show marketing remark (696 chars)

   Beautifully updated 3-bed/2-bath home located in a desirable Salem community! This fully remodeled home features brand-new cabinets, updated bathroom vanities, new flooring throughout & fresh interior/exterior paint, giving it a modern & move-in-ready feel. The spacious layout offers comfortable living with plenty of natural light & functional living spaces. Enjoy the large private backyard, perfect for entertaining, gardening, or relaxing outdoors, plus an additional storage shed for all your extra needs. Conveniently located near shopping, schools, parks, and easy access to major roads. A wonderful opportunity to own a stylish, turnkey home with both charm and practicality!

4. 2026-06-16
   days on market $149,900 Active 54 DOM
5. 2026-06-15
   days on market $149,900 Active 53 DOM
6. 2026-06-14
   days on market $149,900 Active 51 DOM
7. 2026-06-10
   days on market $149,900 Active 48 DOM
8. 2026-06-09
   days on market $149,900 Active 47 DOM
9. 2026-06-08
   days on market $149,900 Active 46 DOM
10. 2026-06-07
    days on market $149,900 Active 45 DOM
11. 2026-06-03
    days on market $149,900 Active 41 DOM
12. 2026-06-02
    days on market $149,900 Active 40 DOM
13. 2026-06-01
    days on market $149,900 Active 39 DOM
14. 2026-05-31
    days on market $149,900 Active 38 DOM
15. 2026-05-30
    days on market $149,900 Active 37 DOM
16. 2026-04-23
    listed $155,000 Active 696-char remark

    Show marketing remark (696 chars)

    Beautifully updated 3-bed/2-bath home located in a desirable Salem community! This fully remodeled home features brand-new cabinets, updated bathroom vanities, new flooring throughout & fresh interior/exterior paint, giving it a modern & move-in-ready feel. The spacious layout offers comfortable living with plenty of natural light & functional living spaces. Enjoy the large private backyard, perfect for entertaining, gardening, or relaxing outdoors, plus an additional storage shed for all your extra needs. Conveniently located near shopping, schools, parks, and easy access to major roads. A wonderful opportunity to own a stylish, turnkey home with both charm and practicality!

17. 2026-04-23
    listed $155,000 Active 696-char remark

    Show marketing remark (696 chars)

    Beautifully updated 3-bed/2-bath home located in a desirable Salem community! This fully remodeled home features brand-new cabinets, updated bathroom vanities, new flooring throughout & fresh interior/exterior paint, giving it a modern & move-in-ready feel. The spacious layout offers comfortable living with plenty of natural light & functional living spaces. Enjoy the large private backyard, perfect for entertaining, gardening, or relaxing outdoors, plus an additional storage shed for all your extra needs. Conveniently located near shopping, schools, parks, and easy access to major roads. A wonderful opportunity to own a stylish, turnkey home with both charm and practicality!

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$221/yr (+$18/mo · 19.5%)

ⓘ 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: $23,597
• − Mortgage interest: −$7,837
• − Property taxes: −$1,136
• − Insurance: −$700
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$4,070
• Taxable income: $6,080
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $6,543/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

-9.7% since first listed

6 events — show timeline

• 2026-06-17 Price Changed $139,900 WVMLS
• 2026-06-17 Price Changed $139,900 RMLS
• 2026-05-27 Price Changed $149,900 WVMLS
• 2026-05-26 Price Changed $149,900 RMLS
• 2026-04-23 Listed $155,000 RMLS
• 2026-04-23 Listed $155,000 WVMLS

Property tax history

+2.7%/yr

Latest (2025): $1,136 · +7.7% YoY. Source: county tax records.