1307 S Water St #2 · Silverton, OR 97381

$165,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 23 Days on market

Built 1987 Est $139k · 18% over

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Why this score? — see what drove the C- 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 BR/2 BA updated Goldenwest - move in ready in highly desired 55+ Silverton Mobile Estates. Low park rent of $590/mo. includes water, sewer & garbage. Laminate flooring in dining and kitchen, carpet in living and BRs. Full sized, updated appliances, new cabinets and countertops. Lg utility room; heat pump heats/cools; walk in shower in primary; 1 backyard shed and storage in carport, partially fenced, private backyard w/ large covered front porch. 1 Small Pet. Buyer must be approved by park management.

Key facts

• Front covered deck
• Newer flooring
• Low space rent

Tags

• UPDATED MANUFACTURED HOME
• NEW ROOF
• NEWER FLOORING
• FRONT COVERED DECK
• LOW SPACE RENT
• GREAT LOCATION

Property features AI

Finance

• Other: No home warranty; No assessments/liens reported
• HOA & community: Adult park community; Low space rent (utilities included: water, sewer, garbage)

Exterior

• Parking: Carport; One garage space
• Utilities: City water; City sewer; Park rent includes water, sewer and garbage
• Home design: Double wide manufactured home; Adult park (55+); Made by Goldenwest, model Country Clas; Located in Silverton Mobile Estates; Year built 1987
• Construction: Composite siding (lap style); Pier foundation; Composition roof
• Exterior features: Partial fenced yard; Covered patio; Landscaped; Shed/outbuilding; Irregular lot

Interior

• Kitchen: Dishwasher; Electric range (included)
• Bedrooms: Two large bedrooms
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Heat pump
• Interior features: Combination dining area; High-speed communication availability (unknown status)
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

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

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $139,392
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 S Water St #40	0.00mi	2/2.0	1,188 (+3%)	4mo	$144,000	$121	91
1307 S Water (#2) St Unit 2	0.00mi	2/2.0	1,152 (0%)	12mo	$147,500	$128	90
1307 S Water St #14	0.00mi	2/2.0	1,248 (+8%)	2mo	$124,500	$100	85
1307 S Water St #62	0.00mi	2/2.0	1,060 (-8%)	6mo	$50,000	$47	82
1307 S Water St #25	0.00mi	2/2.0	1,323 (+15%)	3mo	$164,900	$125	73
1307 S Water St #58	0.00mi	3/2.0 (+1)	1,296 (+12%)	3mo	$179,500	$139	72
1307 S Water St #57	0.00mi	2/2.0	1,248 (+8%)	18mo	$109,000	$87	71
1307 S Water St #59	0.00mi	3/2.0 (+1)	1,044 (-9%)	22mo	$117,900	$113	61
425 B St	0.59mi	2/2.0	1,248 (+8%)	6mo	$355,000	$284	54
1418 Pine St NE Unit B	0.19mi	2/1.0	1,008 (-12%)	24mo	$112,900	$112	46
410 Washington St	0.72mi	3/2.0 (+1)	1,080 (-6%)	14mo	$355,000	$329	39

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $438
• Equity at exit: $24,602

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $35,219
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$865
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $428

Break-even live

Break-even rent $1,271

Max offer price $165,000

Occupancy floor 71%

Sensitivity live

Price	-10% $521	-5% $474	+0% $428	+5% $381	+10% $334
Rent	-10% $284	-5% $356	+0% $428	+5% $499	+10% $571
Rate	-1.0pp $511	-0.5pp $470	base $428	+0.5pp $385	+1.0pp $341

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	14d	4	0.20mi
950 N 2nd St Silverton, OR	2.0	1.0	828	$1,674	$2.02	21d	3	0.57mi
950 N 2nd St Silverton, OR	2.0	1.0	828	$1,674	$2.02	14d	3	0.57mi
917 Bryan Ct Silverton, OR	2.0	1.0	850	$1,495	$1.76	24d	1	0.62mi
915 Bryan Ct Silverton, OR	2.0	1.0	850	$1,495	$1.76	24d	1	0.63mi
405 N 3rd St Silverton, OR	3.0	2.0	1100	$2,050	$1.86	44d	1	0.63mi
903 Bryan Ct Silverton, OR	2.0	1.0	850	$1,495	$1.76	24d	1	0.64mi
905 Bryan Ct Silverton, OR	2.0	1.0	850	$1,495	$1.76	24d	1	0.65mi
965 Todd Ct Silverton, OR	3.0	2.5	1100	$2,400	$2.18	44d	1	0.68mi
642 Parker Loop Silverton, OR	2.0	1.0	732	$1,800	$2.46	21d	1	0.70mi

Listing history 28 events

1. 2026-06-18
   days on market $165,000 Active 23 DOM
2. 2026-06-17
   days on market $165,000 Active 22 DOM
3. 2026-06-16
   days on market $165,000 Active 21 DOM
4. 2026-06-15
   days on market $165,000 Active 20 DOM
5. 2026-06-14
   days on market $165,000 Active 18 DOM
6. 2026-06-13
   days on market $165,000 Active 17 DOM
7. 2026-06-10
   days on market $165,000 Active 15 DOM
8. 2026-06-09
   days on market $165,000 Active 14 DOM
9. 2026-06-08
   days on market $165,000 Active 13 DOM
10. 2026-06-07
    days on market $165,000 Active 12 DOM
11. 2026-06-05
    days on market $165,000 Active 9 DOM
12. 2026-06-03
    days on market $165,000 Active 8 DOM
13. 2026-06-02
    remarks 510-char remark
14. 2026-06-02
    days on market $165,000 Active 7 DOM
15. 2026-06-01
    days on market $165,000 Active 6 DOM
16. 2026-05-31
    days on market $165,000 Active 5 DOM
17. 2026-05-30
    days on market $165,000 Active 4 DOM
18. 2026-05-26
    listed $165,000 Active
19. 2025-06-07
    historical 512-char remark

    Show marketing remark (512 chars)

    2 BR/2 BA updated Goldenwest - move in ready in highly desired 55+ Silverton Mobile Estates. Low park rent of $590/mo. includes water, sewer & garbage. Laminate flooring in dining and kitchen, carpet in living and BRs. Full sized, updated appliances, new cabinets and countertops. Lg utility room; heat pump heats/cools; walk in shower in primary; 1 backyard shed and storage in carport, partially fenced, private backyard w/ large covered front porch. 1 Small Pet. Buyer must be approved by park management.

20. 2025-06-06
    soldstatus $147,500 Sold 512-char remark

    Show marketing remark (512 chars)

    2 BR/2 BA updated Goldenwest - move in ready in highly desired 55+ Silverton Mobile Estates. Low park rent of $590/mo. includes water, sewer & garbage. Laminate flooring in dining and kitchen, carpet in living and BRs. Full sized, updated appliances, new cabinets and countertops. Lg utility room; heat pump heats/cools; walk in shower in primary; 1 backyard shed and storage in carport, partially fenced, private backyard w/ large covered front porch. 1 Small Pet. Buyer must be approved by park management.

21. 2025-06-06
    status Pending 512-char remark

    Show marketing remark (512 chars)

    2 BR/2 BA updated Goldenwest - move in ready in highly desired 55+ Silverton Mobile Estates. Low park rent of $590/mo. includes water, sewer & garbage. Laminate flooring in dining and kitchen, carpet in living and BRs. Full sized, updated appliances, new cabinets and countertops. Lg utility room; heat pump heats/cools; walk in shower in primary; 1 backyard shed and storage in carport, partially fenced, private backyard w/ large covered front porch. 1 Small Pet. Buyer must be approved by park management.

22. 2025-05-15
    historical Active under Contract 512-char remark

    Show marketing remark (512 chars)

    2 BR/2 BA updated Goldenwest - move in ready in highly desired 55+ Silverton Mobile Estates. Low park rent of $590/mo. includes water, sewer & garbage. Laminate flooring in dining and kitchen, carpet in living and BRs. Full sized, updated appliances, new cabinets and countertops. Lg utility room; heat pump heats/cools; walk in shower in primary; 1 backyard shed and storage in carport, partially fenced, private backyard w/ large covered front porch. 1 Small Pet. Buyer must be approved by park management.

23. 2025-05-07
    listed $158,900 Active 512-char remark

    Show marketing remark (512 chars)

    2 BR/2 BA updated Goldenwest - move in ready in highly desired 55+ Silverton Mobile Estates. Low park rent of $590/mo. includes water, sewer & garbage. Laminate flooring in dining and kitchen, carpet in living and BRs. Full sized, updated appliances, new cabinets and countertops. Lg utility room; heat pump heats/cools; walk in shower in primary; 1 backyard shed and storage in carport, partially fenced, private backyard w/ large covered front porch. 1 Small Pet. Buyer must be approved by park management.

24. 2019-06-03
    soldstatus $64,900 Sold 398-char remark

    Show marketing remark (398 chars)

    Well kept home with a beautiful view of Silver Creek! Overlook the creek on a newer covered deck and patio with ramp access. Newer roof, Heating/AC system. Lovely home with breakfast nook, 2 bedrooms and 2 full baths. 2 storage sheds and covered carport, beautifully landscaped. Much to offer at this price! Park rent $468 per month includes WSG. 55+ park. Sale is subject to buyers park approval.

25. 2019-05-17
    status Pending 398-char remark

    Show marketing remark (398 chars)

    Well kept home with a beautiful view of Silver Creek! Overlook the creek on a newer covered deck and patio with ramp access. Newer roof, Heating/AC system. Lovely home with breakfast nook, 2 bedrooms and 2 full baths. 2 storage sheds and covered carport, beautifully landscaped. Much to offer at this price! Park rent $468 per month includes WSG. 55+ park. Sale is subject to buyers park approval.

26. 2019-04-20
    historical Active under Contract 398-char remark

    Show marketing remark (398 chars)

    Well kept home with a beautiful view of Silver Creek! Overlook the creek on a newer covered deck and patio with ramp access. Newer roof, Heating/AC system. Lovely home with breakfast nook, 2 bedrooms and 2 full baths. 2 storage sheds and covered carport, beautifully landscaped. Much to offer at this price! Park rent $468 per month includes WSG. 55+ park. Sale is subject to buyers park approval.

27. 2019-04-17
    price $64,900 398-char remark

    Show marketing remark (398 chars)

    Well kept home with a beautiful view of Silver Creek! Overlook the creek on a newer covered deck and patio with ramp access. Newer roof, Heating/AC system. Lovely home with breakfast nook, 2 bedrooms and 2 full baths. 2 storage sheds and covered carport, beautifully landscaped. Much to offer at this price! Park rent $468 per month includes WSG. 55+ park. Sale is subject to buyers park approval.

28. 2019-04-15
    listed $69,900 Active 398-char remark

    Show marketing remark (398 chars)

    Well kept home with a beautiful view of Silver Creek! Overlook the creek on a newer covered deck and patio with ramp access. Newer roof, Heating/AC system. Lovely home with breakfast nook, 2 bedrooms and 2 full baths. 2 storage sheds and covered carport, beautifully landscaped. Much to offer at this price! Park rent $468 per month includes WSG. 55+ park. Sale is subject to buyers park approval.

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$756/yr (+$63/mo · 89.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 14 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: $21,751
• − Mortgage interest: −$9,243
• − Property taxes: −$844
• − Insurance: −$825
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$4,800
• Taxable income: $2,559
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $4,517/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

+136.1% since first listed

11 events — show timeline

• 2026-05-26 Listed $165,000 WVMLS
• 2025-06-07 Listing Removed — WVMLS
• 2025-06-06 Sold (MLS) $147,500 WVMLS
• 2025-06-06 Pending — WVMLS
• 2025-05-15 Contingent — WVMLS
• 2025-05-07 Listed $158,900 WVMLS
• 2019-06-03 Sold (MLS) $64,900 WVMLS
• 2019-05-17 Pending — WVMLS
• 2019-04-20 Contingent — WVMLS
• 2019-04-17 Price Changed $64,900 WVMLS
• 2019-04-15 Listed $69,900 WVMLS

Property tax history

+11.0%/yr

Latest (2025): $844 · +2.8% YoY. Source: county tax records.