939 S Valley View Rd Unit 10 · Talent, OR 97520

$63,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 161 Days on market

Built 1989 Good condition $66/sqft · 47% below area Est $118k · 47% under ↓ 16% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this Ashland find, 3 bedroom 2 bath updated, freshly painted, and move-in ready. Conveniently located just minutes from the freeway with easy access to both Ashland and Medford. Enjoy a private backyard retreat featuring a deck tucked beneath a mature shade tree, perfect for relaxing or entertaining. A rare blend of location, updates, and outdoor appeal. This one is easy to love!

Key facts

• Parking
• Built 1989
• Listed 160 days

Tags

• PRIVATE BACKYARD RETREAT
• DECK BENEATH SHADE TREE
• EASY ACCESS TO FREEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.0% 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-.
• Ashland SD 5 (suburban): math 59% / reading 73% proficiency, ranked #5 of 183 in OR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 365 active listings in the ZIP; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $22k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.37% ✓
• Cap rate: 29.97%
• Cash-on-cash: 84.55%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

• ARV (median comp): $118,275
• List price: $63,000
• Delta: -46.73%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Corral Ln #37	0.55mi	2/2.0 (-1)	924 (-4%)	2mo	$140,000	$152	61
1 Corral Ln #16	0.55mi	2/2.0 (-1)	840 (-12%)	6mo	$144,000	$171	43
1 Corral Ln #17	0.55mi	2/2.0 (-1)	840 (-12%)	15mo	$136,900	$163	36
1 Corral Ln #53	0.55mi	2/2.0 (-1)	840 (-12%)	19mo	$132,000	$157	32

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 83.5%
• Equity multiple: 4.75×
• Total profit: $66,216
• Equity at exit: $9,394

10-year hold

• IRR: 86.4%
• Equity multiple: 9.43×
• Total profit: $148,671
• Equity at exit: $5,447

Cash invested: $17,640 (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 97520

• Rents YoY: 1.7%
• Active inventory: 365
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,243

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 36%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $63,000 Active 161 DOM
2. 2026-06-18
   days on market $63,000 Active 160 DOM
3. 2026-06-17
   days on market $63,000 Active 159 DOM
4. 2026-06-16
   days on market $63,000 Active 158 DOM
5. 2026-06-15
   days on market $63,000 Active 157 DOM
6. 2026-06-14
   days on market $63,000 Active 155 DOM
7. 2026-06-13
   days on market $63,000 Active 154 DOM
8. 2026-06-10
   days on market $63,000 Active 152 DOM
9. 2026-06-09
   days on market $63,000 Active 151 DOM
10. 2026-06-08
    days on market $63,000 Active 150 DOM
11. 2026-06-07
    days on market $63,000 Active 149 DOM
12. 2026-06-05
    days on market $63,000 Active 146 DOM
13. 2026-06-03
    days on market $63,000 Active 145 DOM
14. 2026-06-02
    days on market $63,000 Active 144 DOM
15. 2026-06-01
    days on market $63,000 Active 143 DOM
16. 2026-05-31
    days on market $63,000 Active 142 DOM
17. 2026-05-30
    days on market $63,000 Active 141 DOM
18. 2026-05-01
    price $63,000 393-char remark

    Show marketing remark (393 chars)

    Don't miss this Ashland find, 3 bedroom 2 bath updated, freshly painted, and move-in ready. Conveniently located just minutes from the freeway with easy access to both Ashland and Medford. Enjoy a private backyard retreat featuring a deck tucked beneath a mature shade tree, perfect for relaxing or entertaining. A rare blend of location, updates, and outdoor appeal. This one is easy to love!

19. 2026-03-11
    price $67,500 393-char remark

    Show marketing remark (393 chars)

    Don't miss this Ashland find, 3 bedroom 2 bath updated, freshly painted, and move-in ready. Conveniently located just minutes from the freeway with easy access to both Ashland and Medford. Enjoy a private backyard retreat featuring a deck tucked beneath a mature shade tree, perfect for relaxing or entertaining. A rare blend of location, updates, and outdoor appeal. This one is easy to love!

20. 2026-01-27
    price $75,000 393-char remark

    Show marketing remark (393 chars)

    Don't miss this Ashland find, 3 bedroom 2 bath updated, freshly painted, and move-in ready. Conveniently located just minutes from the freeway with easy access to both Ashland and Medford. Enjoy a private backyard retreat featuring a deck tucked beneath a mature shade tree, perfect for relaxing or entertaining. A rare blend of location, updates, and outdoor appeal. This one is easy to love!

21. 2026-01-09
    listed $85,000 Active 393-char remark

    Show marketing remark (393 chars)

    Don't miss this Ashland find, 3 bedroom 2 bath updated, freshly painted, and move-in ready. Conveniently located just minutes from the freeway with easy access to both Ashland and Medford. Enjoy a private backyard retreat featuring a deck tucked beneath a mature shade tree, perfect for relaxing or entertaining. A rare blend of location, updates, and outdoor appeal. This one is easy to love!

22. 2023-12-15
    soldstatus $60,000 Closed 508-char remark

    Show marketing remark (508 chars)

    Welcome to this fantastic find in Ashland! It's not every day you stumble upon a family-friendly paradise like this, and it's just a couple minutes from the freeway for easy access to Ashland and Medford. This place has been given the full makeover treatment and is absolutely move-in ready. Step outside, and you'll fall in love with your own private outdoor oasis, complete with a deck beneath a beautiful shade tree. If you're on the hunt for your next home, this could be the one you've been dreaming of.

23. 2023-12-07
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Welcome to this fantastic find in Ashland! It's not every day you stumble upon a family-friendly paradise like this, and it's just a couple minutes from the freeway for easy access to Ashland and Medford. This place has been given the full makeover treatment and is absolutely move-in ready. Step outside, and you'll fall in love with your own private outdoor oasis, complete with a deck beneath a beautiful shade tree. If you're on the hunt for your next home, this could be the one you've been dreaming of.

24. 2023-11-21
    price $60,000 508-char remark

    Show marketing remark (508 chars)

    Welcome to this fantastic find in Ashland! It's not every day you stumble upon a family-friendly paradise like this, and it's just a couple minutes from the freeway for easy access to Ashland and Medford. This place has been given the full makeover treatment and is absolutely move-in ready. Step outside, and you'll fall in love with your own private outdoor oasis, complete with a deck beneath a beautiful shade tree. If you're on the hunt for your next home, this could be the one you've been dreaming of.

25. 2023-11-09
    price $70,000 508-char remark

    Show marketing remark (508 chars)

    Welcome to this fantastic find in Ashland! It's not every day you stumble upon a family-friendly paradise like this, and it's just a couple minutes from the freeway for easy access to Ashland and Medford. This place has been given the full makeover treatment and is absolutely move-in ready. Step outside, and you'll fall in love with your own private outdoor oasis, complete with a deck beneath a beautiful shade tree. If you're on the hunt for your next home, this could be the one you've been dreaming of.

26. 2023-10-27
    price $75,000 508-char remark

    Show marketing remark (508 chars)

    Welcome to this fantastic find in Ashland! It's not every day you stumble upon a family-friendly paradise like this, and it's just a couple minutes from the freeway for easy access to Ashland and Medford. This place has been given the full makeover treatment and is absolutely move-in ready. Step outside, and you'll fall in love with your own private outdoor oasis, complete with a deck beneath a beautiful shade tree. If you're on the hunt for your next home, this could be the one you've been dreaming of.

27. 2023-10-03
    price $80,000 508-char remark

    Show marketing remark (508 chars)

    Welcome to this fantastic find in Ashland! It's not every day you stumble upon a family-friendly paradise like this, and it's just a couple minutes from the freeway for easy access to Ashland and Medford. This place has been given the full makeover treatment and is absolutely move-in ready. Step outside, and you'll fall in love with your own private outdoor oasis, complete with a deck beneath a beautiful shade tree. If you're on the hunt for your next home, this could be the one you've been dreaming of.

28. 2023-09-12
    listed $85,000 Active 508-char remark

    Show marketing remark (508 chars)

    Welcome to this fantastic find in Ashland! It's not every day you stumble upon a family-friendly paradise like this, and it's just a couple minutes from the freeway for easy access to Ashland and Medford. This place has been given the full makeover treatment and is absolutely move-in ready. Step outside, and you'll fall in love with your own private outdoor oasis, complete with a deck beneath a beautiful shade tree. If you're on the hunt for your next home, this could be the one you've been dreaming of.

29. 2023-08-19
    historical
30. 2023-07-07
    price $84,000
31. 2023-05-28
    price $89,000
32. 2023-05-23
    price $97,000
33. 2023-05-14
    price $102,500
34. 2023-04-19
    price $110,000
35. 2023-03-09
    listed $117,500 Active
36. 2021-08-17
    soldstatus $82,500 Closed
37. 2021-07-20
    status Pending
38. 2021-07-05
    listed $91,500 Active
39. 2020-10-28
    soldstatus $75,000
40. 2020-06-12
    listed $75,000

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

Taxation est. · year 1

• Rental income: $25,492
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$1,833
• Taxable income: $14,792
• Est. tax owed @ 24.0%: −$3,550
• After-tax cash flow: $11,364/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This updated mobile home is move-in ready with fresh paint, modern appliances, and a private backyard. It offers a great blend of location and updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Updating kitchen backsplash — Modern backsplash adds value and functionality
• Both Upgrading light fixtures — Updated lighting enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Updating kitchen backsplash — Modern backsplash adds value and functionality ↑
• Both Upgrading light fixtures — Updated lighting enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ashland SD 5
• NCES district ID: 4101560
• Math proficiency: 59% ▼ -2.00%
• Reading proficiency: 73% ▬ 0.00%
• Median HH income: $45,917
• Composite: 57.0/100
• National rank: #2358
• State rank: #5 of 183 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

• County: Jackson County · 159,661 people
• City population: 8,323
• Metro: Medford, OR
• Population (ZIP): 26,512
• Household income: $67,948
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1727.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, Guatemala
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% German/W. Germanic 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: ▼ -555.69%
• Current HPI: 231.9587
• Rent YoY: ▲ 1.69%
• 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

-16.0% since first listed

23 events — show timeline

• 2026-05-01 Price Changed $63,000 MLSCO
• 2026-03-11 Price Changed $67,500 MLSCO
• 2026-01-27 Price Changed $75,000 MLSCO
• 2026-01-09 Listed $85,000 MLSCO
• 2023-12-15 Sold (MLS) $60,000 MLSCO
• 2023-12-07 Pending — MLSCO
• 2023-11-21 Price Changed $60,000 MLSCO
• 2023-11-09 Price Changed $70,000 MLSCO
• 2023-10-27 Price Changed $75,000 MLSCO
• 2023-10-03 Price Changed $80,000 MLSCO
• 2023-09-12 Listed $85,000 MLSCO
• 2023-08-19 Listing Removed — MLSCO
• 2023-07-07 Price Changed $84,000 MLSCO
• 2023-05-28 Price Changed $89,000 MLSCO
• 2023-05-23 Price Changed $97,000 MLSCO
• 2023-05-14 Price Changed $102,500 MLSCO
• 2023-04-19 Price Changed $110,000 MLSCO
• 2023-03-09 Listed $117,500 MLSCO
• 2021-08-17 Sold (MLS) $82,500 MLSCO
• 2021-07-20 Pending — MLSCO
• 2021-07-05 Listed $91,500 MLSCO
• 2020-10-28 Sold (MLS) $75,000 MLSCO
• 2020-06-12 Listed $75,000 MLSCO