1418 Pine St NE Unit A · Silverton, OR 97381

$99,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 71 Days on market

Built 1973 $74/sqft · 37% below area Est $156k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 1973 Manufactured Home located in a desirable 55+ community. This comfortable 2 bed/2 bath home offers a functional layout with generous living spaces and plenty of storage. Both bedrooms are nicely sized, the primary suite includes its own bathroom for added convenience. Park approval required. Park rent includes w/s/g. Income requirement is 3x space rent. Buyer needs to be park approved.

Key facts

• Parking
• Built 1973
• Listed 71 days

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$155,944) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $978 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 2.6% in Silverton — 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 (#90 in OR, #4,448 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A-; Watch: cost of living D+, commute F.
• Silver Falls SD 4J (town): math 40% / reading 57% proficiency, ranked #8 of 58 in OR (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 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 + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $99k implies a 459% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.02% ✓
• Cap rate: 18.15%
• Cash-on-cash: 42.35%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (median comp): $155,944
• List price: $99,000
• Delta: -36.52%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 S Water St #25	0.19mi	2/2.0	1,323 (-2%)	3mo	$164,900	$125	86
1307 S Water St #14	0.19mi	2/2.0	1,248 (-7%)	2mo	$124,500	$100	78
1307 S Water St #58	0.19mi	3/2.0 (+1)	1,296 (-4%)	3mo	$179,500	$139	78
1307 S Water St #64	0.19mi	2/2.0	1,440 (+7%)	6mo	$159,900	$111	74
1307 S Water St #81	0.19mi	2/2.0	1,512 (+12%)	2mo	$167,000	$110	68
1307 S Water St #40	0.19mi	2/2.0	1,188 (-12%)	4mo	$144,000	$121	68
1307 S Water St #70	0.19mi	3/2.0 (+1)	1,404 (+4%)	14mo	$120,000	$85	67
1307 S Water St #57	0.19mi	2/2.0	1,248 (-7%)	18mo	$109,000	$87	64
1307 S Water (#2) St Unit 2	0.19mi	2/2.0	1,152 (-14%)	12mo	$147,500	$128	57
425 B St	0.71mi	2/2.0	1,248 (-7%)	6mo	$355,000	$284	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 2.67×
• Total profit: $46,247
• Equity at exit: $14,761

10-year hold

• IRR: 45.5%
• Equity multiple: 5.34×
• Total profit: $120,426
• Equity at exit: $8,560

Cash invested: $27,720 (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 97381

• Active inventory: 121
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $978

Break-even live

Break-even rent $764

Max offer price $99,000

Occupancy floor 46%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Fossholm St NE Silverton, OR	2.0	2.0	1095	$1,986	$1.81	13d	4	0.35mi
965 Todd Ct Silverton, OR	3.0	2.5	1100	$2,400	$2.18	43d	1	0.74mi
405 N 3rd St Silverton, OR	3.0	2.0	1100	$2,050	$1.86	43d	1	0.76mi

Listing history 20 events

1. 2026-06-19
   price $99,000 Active 71 DOM
2. 2026-06-18
   days on market $109,000 Active 71 DOM
3. 2026-06-17
   days on market $109,000 Active 70 DOM
4. 2026-06-16
   days on market $109,000 Active 69 DOM
5. 2026-06-15
   days on market $109,000 Active 68 DOM
6. 2026-06-14
   days on market $109,000 Active 66 DOM
7. 2026-06-13
   days on market $109,000 Active 65 DOM
8. 2026-06-10
   days on market $109,000 Active 63 DOM
9. 2026-06-09
   days on market $109,000 Active 62 DOM
10. 2026-06-08
    days on market $109,000 Active 61 DOM
11. 2026-06-07
    days on market $109,000 Active 60 DOM
12. 2026-06-05
    days on market $109,000 Active 57 DOM
13. 2026-06-03
    days on market $109,000 Active 56 DOM
14. 2026-06-02
    days on market $109,000 Active 55 DOM
15. 2026-06-01
    days on market $109,000 Active 54 DOM
16. 2026-05-31
    days on market $109,000 Active 53 DOM
17. 2026-05-30
    days on market $109,000 Active 52 DOM
18. 2026-05-09
    price $109,000 429-char remark

    Show marketing remark (429 chars)

    Welcome home to this well-maintained 1973 Manufactured Home located in a desirable 55+ community. This comfortable 2 bed/2 bath home offers a functional layout with generous living spaces and plenty of storage. Both bedrooms are nicely sized, the primary suite includes its own bathroom for added convenience. Park approval required. Park rent includes w/s/g. Income requirement is 3x space rent. Buyer needs to be park approved.

19. 2026-04-08
    listed $117,000 Active 429-char remark

    Show marketing remark (429 chars)

    Welcome home to this well-maintained 1973 Manufactured Home located in a desirable 55+ community. This comfortable 2 bed/2 bath home offers a functional layout with generous living spaces and plenty of storage. Both bedrooms are nicely sized, the primary suite includes its own bathroom for added convenience. Park approval required. Park rent includes w/s/g. Income requirement is 3x space rent. Buyer needs to be park approved.

20. 1991-02-26
    soldstatus $17,700

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$441/yr (+$37/mo · 84.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,031
• − Mortgage interest: −$5,546
• − Property taxes: −$520
• − Insurance: −$495
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$2,880
• Taxable income: $10,746
• Est. tax owed @ 24.0%: −$2,579
• After-tax cash flow: $9,161/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: Silver Falls SD 4J
• NCES district ID: 4111450
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $60,066
• Composite: 42.44/100
• National rank: #3224
• State rank: #8 of 58 in OR

Livability — Silverton

• Score: 74/100
• State rank: #90
• US rank: #4448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silverton, OR
• County: Marion County · 258,219 people
• City population: 15,405
• Metro: Salem, OR
• Population (ZIP): 15,405
• Household income: $89,383
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 496.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 15% Hispanic / Latino 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Portuguese 4% Slovak 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -259.05%
• Current HPI: 305.0118
• Rent YoY: —
• 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

+515.8% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $109,000 WVMLS
• 2026-04-08 Listed $117,000 WVMLS
• 1991-02-26 Sold (Public Records) $17,700 Public Records

Property tax history

+11.6%/yr

Latest (2025): $520 · +2.7% YoY. Source: county tax records.