1 Corral Ln · Talent, OR 97520

$131,900

2 bd · 1.0 ba · 400 sqft · Land public records · 39 Days on market

Built 2026

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Very Desirable * Brand New Energy Star Rated 2026 Front Porch Model located in Bear Creek Mobile Home Park Ashland, OR. This home comes equipped with beautiful Stainless-Steel Appliances Including Dbl Door Refrigerator, Dishwasher and Microwave. This home also comes with a Heat Pump for your Central Heat and AC and room for your Washer and Dryer. This Park is centrally located and close to all amenities. Space Rent in this park is $560 and this includes Water, Garbage and Sewer. Don& apos; t miss out on this one Wont Last Call Today 541-778-0828 Niche Homes

Key facts

• Heat pump
• Centrally located
• Central heat and ac

Tags

• ENERGY STAR RATED
• STAINLESS-STEEL APPLIANCES
• HEAT PUMP
• CENTRAL HEAT AND AC
• ROOM FOR WASHER AND DRYER
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $132k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $912 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 28 sale attempts since 29y 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.
• Current owner paid $26k; list at $132k implies a 417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,943 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,631
• Equity at exit: $19,667

10-year hold

• IRR: 6.3%
• Equity multiple: 1.44×
• Total profit: $16,387
• Equity at exit: $11,404

Cash invested: $36,932 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,978/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $326

Break-even live

Break-even rent $1,154

Max offer price $131,900

Occupancy floor 74%

Sensitivity live

Price	-10% $417	-5% $371	+0% $326	+5% $280	+10% $235
Rent	-10% $202	-5% $264	+0% $326	+5% $388	+10% $450
Rate	-1.0pp $392	-0.5pp $359	base $326	+0.5pp $292	+1.0pp $257

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: $32,975
• Closing costs: $3,957
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $131,900 Active 39 DOM
2. 2026-06-18
   days on market $131,900 Active 38 DOM
3. 2026-06-17
   days on market $131,900 Active 37 DOM
4. 2026-06-16
   pricedays on market $131,900 Active 36 DOM
5. 2026-06-15
   days on market $134,900 Active 35 DOM
6. 2026-06-14
   days on market $134,900 Active 33 DOM
7. 2026-06-13
   days on market $134,900 Active 32 DOM
8. 2026-06-10
   days on market $134,900 Active 30 DOM
9. 2026-06-09
   days on market $134,900 Active 29 DOM
10. 2026-06-08
    days on market $134,900 Active 28 DOM
11. 2026-06-07
    days on market $134,900 Active 27 DOM
12. 2026-06-05
    days on market $134,900 Active 24 DOM
13. 2026-06-03
    days on market $134,900 Active 23 DOM
14. 2026-06-02
    days on market $134,900 Active 22 DOM
15. 2026-06-01
    days on market $134,900 Active 21 DOM
16. 2026-05-31
    days on market $134,900 Active 20 DOM
17. 2026-05-30
    days on market $134,900 Active 19 DOM
18. 2026-05-12
    listed $134,900 Active 563-char remark
19. 2020-04-26
    historical
20. 2020-04-26
    historical
21. 2020-04-25
    historical
22. 2020-04-25
    historical
23. 2020-04-25
    historical
24. 2020-04-25
    historical
25. 2020-04-25
    historical
26. 2020-04-25
    historical
27. 2020-04-25
    historical
28. 2020-04-25
    historical
29. 2020-04-25
    historical
30. 2020-04-25
    historical
31. 2020-04-25
    historical
32. 2005-08-15
    soldstatus $25,500
33. 2005-07-26
    listed $26,900
34. 2002-10-17
    listed $58,000
35. 2002-09-18
    listed $34,500
36. 2002-08-29
    listed $44,900
37. 2002-06-13
    listed $42,900
38. 2002-02-01
    listed $4,500
39. 2002-01-23
    listed $48,000
40. 2001-09-28
    soldstatus $9,000
41. 2001-07-18
    listed $29,900
42. 2001-05-31
    listed $9,000
43. 2001-02-23
    soldstatus $16,000
44. 2000-10-24
    soldstatus $15,000
45. 2000-10-23
    listed $18,500
46. 2000-08-09
    soldstatus $39,000
47. 2000-06-20
    listed $39,000
48. 2000-04-08
    soldstatus $11,200
49. 2000-04-03
    listed $12,000
50. 2000-03-28
    listed $18,500

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,796
• − Mortgage interest: −$7,388
• − Property taxes: −$1,978
• − Insurance: −$660
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$3,837
• Taxable income: $1,925
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,449/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: 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

+25.6% since first listed

60 events — show timeline

• 2026-06-16 Price Changed $131,900 FSBO.com
• 2026-05-12 Listed $134,900 FSBO.com
• 2020-04-26 Listing Removed — MLSCO
• 2020-04-26 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2020-04-25 Listing Removed — MLSCO
• 2005-08-15 Sold (MLS) $25,500 MLSCO
• 2005-07-26 Listed $26,900 MLSCO
• 2002-10-17 Listed $58,000 MLSCO
• 2002-09-18 Listed $34,500 MLSCO
• 2002-08-29 Listed $44,900 MLSCO
• 2002-06-13 Listed $42,900 MLSCO
• 2002-02-01 Listed $4,500 MLSCO
• 2002-01-23 Listed $48,000 MLSCO
• 2001-09-28 Sold (MLS) $9,000 MLSCO
• 2001-07-18 Listed $29,900 MLSCO
• 2001-05-31 Listed $9,000 MLSCO
• 2001-02-23 Sold (MLS) $16,000 MLSCO
• 2000-10-24 Sold (MLS) $15,000 MLSCO
• 2000-10-23 Listed $18,500 MLSCO
• 2000-08-09 Sold (MLS) $39,000 MLSCO
• 2000-06-20 Listed $39,000 MLSCO
• 2000-04-08 Sold (MLS) $11,200 MLSCO
• 2000-04-03 Listed $12,000 MLSCO
• 2000-03-28 Listed $18,500 MLSCO
• 2000-02-02 Listed $19,200 MLSCO
• 2000-01-31 Sold (MLS) $35,000 MLSCO
• 2000-01-17 Listed $39,900 MLSCO
• 1999-09-21 Sold (MLS) $18,000 MLSCO
• 1999-09-08 Sold (MLS) $14,400 MLSCO
• 1999-06-24 Listed $18,500 MLSCO
• 1999-06-09 Sold (MLS) $35,600 MLSCO
• 1999-04-06 Listed $39,950 MLSCO
• 1999-03-04 Listed $16,000 MLSCO
• 1999-01-11 Sold (MLS) $18,200 MLSCO
• 1999-01-04 Listed $22,995 MLSCO
• 1998-12-28 Listed $23,900 MLSCO
• 1998-12-24 Sold (MLS) $14,500 MLSCO
• 1998-12-16 Listed $15,900 MLSCO
• 1998-11-19 Sold (MLS) $37,500 MLSCO
• 1998-11-03 Listed $51,750 MLSCO
• 1998-10-05 Listed $42,950 MLSCO
• 1998-05-26 Listed $17,000 MLSCO
• 1998-03-11 Listed $59,900 MLSCO
• 1997-11-20 Listed $29,500 MLSCO
• 1997-10-11 Sold (MLS) $6,955 MLSCO
• 1997-07-28 Listed $6,950 MLSCO
• 1993-11-11 Sold (Public Records) $750,000 Public Records
• 1990-04-12 Sold (Public Records) $710,000 Public Records
• 1986-05-16 Sold (Public Records) $500,000 Public Records
• 1969-05-08 Sold (Public Records) $105,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $22,960 · +2.1% YoY. Source: county tax records.