1418 Pine St #7 · Silverton, OR 97381

$96,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 85 Days on market

Built 1972 $154/sqft · 82% above area ↓ 2% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Don’t miss this rare opportunity to settle into a welcoming manufactured home park in the great location of Silverton! A cozy and inviting manufactured home with 2 beds / 1 bath is perfect for comfortable living. Step outside to your own private backyard—perfect for raised beds, gardening, relaxing, or creating your own outdoor retreat with beautiful butterflies. Located in a desirable 55+ community, this property offers a friendly and quiet environment. Enjoy the convenience of being just minutes from downtown Silverton, where you’ll find local shops, dining, and community charm. Enjoy bright, sun-filled living from morning to evening.Private remarks

Key facts

• Private backyard
• Garage
• Built 1972

Tags

• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 2.5% 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+, employment B; 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.
• Zoned schools: Silverton Middle School (math 17% / reading 37%, grade F, #96 of 128 statewide, top 78%, 444 students, 31% FRL); Silverton High School (math 42% / reading 82%, grade B-, #19 of 143 statewide, top 13%, 1,238 students, 21% FRL).
• Market conditions: 122 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $664 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1972 — 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: 1.73% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.82%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $52,641
• List price: $96,000
• Delta: 82.37%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.95×
• Total profit: $25,586
• Equity at exit: $14,314

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $75,327
• Equity at exit: $8,300

Cash invested: $26,880 (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: 122
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $646

Break-even live

Break-even rent $840

Max offer price $96,000

Occupancy floor 56%

Sensitivity live

Price	-10% $712	-5% $679	+0% $646	+5% $612	+10% $579
Rent	-10% $515	-5% $580	+0% $646	+5% $711	+10% $776
Rate	-1.0pp $694	-0.5pp $670	base $646	+0.5pp $621	+1.0pp $595

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
642 Parker Loop Silverton, OR	2.0	1.0	732	$1,800	$2.46	22d	1	0.63mi

Listing history 21 events

1. 2026-06-21
   days on market $96,000 Active 85 DOM
2. 2026-06-18
   days on market $96,000 Active 82 DOM
3. 2026-06-17
   pricedays on market $96,000 Active 81 DOM
4. 2026-06-16
   days on market $97,000 Active 80 DOM
5. 2026-06-15
   days on market $97,000 Active 79 DOM
6. 2026-06-14
   days on market $97,000 Active 77 DOM
7. 2026-06-13
   days on market $97,000 Active 76 DOM
8. 2026-06-10
   days on market $97,000 Active 74 DOM
9. 2026-06-09
   days on market $97,000 Active 73 DOM
10. 2026-06-08
    days on market $97,000 Active 72 DOM
11. 2026-06-07
    days on market $97,000 Active 71 DOM
12. 2026-06-05
    days on market $97,000 Active 68 DOM
13. 2026-06-03
    days on market $97,000 Active 67 DOM
14. 2026-06-02
    days on market $97,000 Active 66 DOM
15. 2026-06-01
    days on market $97,000 Active 65 DOM
16. 2026-05-31
    days on market $97,000 Active 64 DOM
17. 2026-05-30
    days on market $97,000 Active 63 DOM
18. 2026-05-08
    price $97,000 678-char remark

    Show marketing remark (674 chars)

    Don’t miss this rare opportunity to settle into a welcoming manufactured home park in the great location of Silverton! A cozy and inviting manufactured home with 2 beds / 1 bath is perfect for comfortable living. Step outside to your own private backyard—perfect for raised beds, gardening, relaxing, or creating your own outdoor retreat with beautiful butterflies. Located in a desirable 55+ community, this property offers a peaceful, friendly, and quiet environment. Enjoy the convenience of being just minutes from downtown Silverton, where you’ll find local shops, dining, and community charm. Enjoy bright, sun-filled living from morning to evening.

19. 2026-05-08
    price $97,000 674-char remark

    Show marketing remark (674 chars)

    Don’t miss this rare opportunity to settle into a welcoming manufactured home park in the great location of Silverton! A cozy and inviting manufactured home with 2 beds / 1 bath is perfect for comfortable living. Step outside to your own private backyard—perfect for raised beds, gardening, relaxing, or creating your own outdoor retreat with beautiful butterflies. Located in a desirable 55+ community, this property offers a peaceful, friendly, and quiet environment. Enjoy the convenience of being just minutes from downtown Silverton, where you’ll find local shops, dining, and community charm. Enjoy bright, sun-filled living from morning to evening.

20. 2026-03-28
    listed $99,000 Active 678-char remark

    Show marketing remark (674 chars)

    Don’t miss this rare opportunity to settle into a welcoming manufactured home park in the great location of Silverton! A cozy and inviting manufactured home with 2 beds / 1 bath is perfect for comfortable living. Step outside to your own private backyard—perfect for raised beds, gardening, relaxing, or creating your own outdoor retreat with beautiful butterflies. Located in a desirable 55+ community, this property offers a peaceful, friendly, and quiet environment. Enjoy the convenience of being just minutes from downtown Silverton, where you’ll find local shops, dining, and community charm. Enjoy bright, sun-filled living from morning to evening.

21. 2026-03-28
    listed $99,000 Active 674-char remark

    Show marketing remark (674 chars)

    Don’t miss this rare opportunity to settle into a welcoming manufactured home park in the great location of Silverton! A cozy and inviting manufactured home with 2 beds / 1 bath is perfect for comfortable living. Step outside to your own private backyard—perfect for raised beds, gardening, relaxing, or creating your own outdoor retreat with beautiful butterflies. Located in a desirable 55+ community, this property offers a peaceful, friendly, and quiet environment. Enjoy the convenience of being just minutes from downtown Silverton, where you’ll find local shops, dining, and community charm. Enjoy bright, sun-filled living from morning to evening.

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

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: $19,884
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$2,793
• Taxable income: $6,612
• Est. tax owed @ 24.0%: −$1,587
• After-tax cash flow: $6,160/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

-2.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $97,000 WVMLS
• 2026-05-08 Price Changed $97,000 RMLS
• 2026-03-28 Listed $99,000 RMLS
• 2026-03-28 Listed $99,000 WVMLS