355 Colver Rd Unit 48 · Talent, OR 97540

$69,000

2 bd · 1.0 ba · 1,008 sqft · Land public records · 100 Days on market

Built 1974 $68/sqft · 40% above area Est $49k · 40% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Must See! This nicely updated home in the 55+ Candlewood Park features new kitchen cabinets and counters with new stainless range, new microwave, new sink and newer stainless dishwasher. Both bathrooms have new vanities and toilets. There is new paint inside and out and new lighting and flooring throughout the entire home. New deck and skirting. This home has a nice sized yard that is partially fenced and a shed for storage.

Key facts

• New stainless range
• New kitchen cabinets
• New sink

Tags

• NEW KITCHEN CABINETS
• NEW STAINLESS RANGE
• NEW MICROWAVE
• NEW SINK
• NEWER STAINLESS DISHWASHER
• NEW VANITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $69k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 2.6% 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-, amenities D-, employment F.
• Phoenix-Talent SD 4 (suburban): math 14% / reading 32% proficiency, ranked #58 of 58 in OR (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Talent Elementary School (math 15% / reading 34%, grade F, #309 of 412 statewide, top 77%, 345 students, 78% FRL); Talent Middle School (math 10% / reading 33%, grade F, #122 of 128 statewide, top 95%, 473 students, 79% FRL); Phoenix High School (math 24% / reading 70%, grade D-, #56 of 143 statewide, top 41%, 700 students, 79% FRL) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/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 $477 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 + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $69k implies a 431% 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 $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
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: 2.62% ✓
• Cap rate: 23.79%
• Cash-on-cash: 62.49%
• DSCR: 3.78
• GRM: 3.2

CMA / ARV

• ARV (median comp): $49,350
• List price: $69,000
• Delta: 39.82%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 61.4%
• Equity multiple: 3.74×
• Total profit: $52,894
• Equity at exit: $10,288

10-year hold

• IRR: 66.0%
• Equity multiple: 7.65×
• Total profit: $128,551
• Equity at exit: $5,966

Cash invested: $19,320 (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 97540

• Home prices YoY: -19.8%
• Active inventory: 86
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$362
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1,006

Break-even live

Break-even rent $536

Max offer price $69,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,045	-5% $1,026	+0% $1,006	+5% $987	+10% $967
Rent	-10% $863	-5% $935	+0% $1,006	+5% $1,078	+10% $1,149
Rate	-1.0pp $1,041	-0.5pp $1,024	base $1,006	+0.5pp $988	+1.0pp $970

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Gibson St Unit A Talent, OR	3.0	1.0	1125	$1,950	$1.73	15d	1	0.19mi
233 Wintersage Cir Talent, OR	3.0	2.5	1460	$2,295	$1.57	23d	1	0.27mi
100 N Pacific Hwy Talent, OR	1.0–2.0	1.0–2.0	794	$1,760	$2.22	15d	1	0.43mi
322 Talent Ave Unit B Talent, OR	2.0	2.0	900	$1,700	$1.89	23d	1	0.77mi
405 E Rapp Rd Unit 409 H Talent, OR	3.0	2.0	1182	$1,695	$1.43	45d	1	0.83mi
220 W Rapp Rd Talent, OR	2.0	1.5	1008	$1,550	$1.54	45d	1	0.85mi

Listing history 31 events

1. 2026-06-21
   days on market $69,000 Active 100 DOM
2. 2026-06-19
   days on market $69,000 Active 98 DOM
3. 2026-06-18
   days on market $69,000 Active 97 DOM
4. 2026-06-17
   days on market $69,000 Active 96 DOM
5. 2026-06-16
   days on market $69,000 Active 95 DOM
6. 2026-06-15
   days on market $69,000 Active 94 DOM
7. 2026-06-14
   days on market $69,000 Active 92 DOM
8. 2026-06-13
   days on market $69,000 Active 91 DOM
9. 2026-06-10
   days on market $69,000 Active 89 DOM
10. 2026-06-09
    days on market $69,000 Active 88 DOM
11. 2026-06-08
    days on market $69,000 Active 87 DOM
12. 2026-06-07
    days on market $69,000 Active 86 DOM
13. 2026-06-02
    days on market $69,000 Active 81 DOM
14. 2026-06-01
    days on market $69,000 Active 80 DOM
15. 2026-05-31
    days on market $69,000 Active 79 DOM
16. 2026-05-30
    days on market $69,000 Active 78 DOM
17. 2026-05-14
    price $69,000 439-char remark

    Show marketing remark (439 chars)

    This is a Must See! This nicely updated home in the 55+ Candlewood Park features new kitchen cabinets and counters with new stainless range, new microwave, new sink and newer stainless dishwasher. Both bathrooms have new vanities and toilets. There is new paint inside and out and new lighting and flooring throughout the entire home. New deck and skirting. This home has a nice sized yard that is partially fenced and a shed for storage.

18. 2026-04-15
    status Active 439-char remark

    Show marketing remark (439 chars)

    This is a Must See! This nicely updated home in the 55+ Candlewood Park features new kitchen cabinets and counters with new stainless range, new microwave, new sink and newer stainless dishwasher. Both bathrooms have new vanities and toilets. There is new paint inside and out and new lighting and flooring throughout the entire home. New deck and skirting. This home has a nice sized yard that is partially fenced and a shed for storage.

19. 2026-04-06
    status Pending 439-char remark

    Show marketing remark (439 chars)

    This is a Must See! This nicely updated home in the 55+ Candlewood Park features new kitchen cabinets and counters with new stainless range, new microwave, new sink and newer stainless dishwasher. Both bathrooms have new vanities and toilets. There is new paint inside and out and new lighting and flooring throughout the entire home. New deck and skirting. This home has a nice sized yard that is partially fenced and a shed for storage.

20. 2026-03-16
    price $73,000 439-char remark

    Show marketing remark (439 chars)

    This is a Must See! This nicely updated home in the 55+ Candlewood Park features new kitchen cabinets and counters with new stainless range, new microwave, new sink and newer stainless dishwasher. Both bathrooms have new vanities and toilets. There is new paint inside and out and new lighting and flooring throughout the entire home. New deck and skirting. This home has a nice sized yard that is partially fenced and a shed for storage.

21. 2026-03-04
    listed $75,000 Active 439-char remark

    Show marketing remark (439 chars)

    This is a Must See! This nicely updated home in the 55+ Candlewood Park features new kitchen cabinets and counters with new stainless range, new microwave, new sink and newer stainless dishwasher. Both bathrooms have new vanities and toilets. There is new paint inside and out and new lighting and flooring throughout the entire home. New deck and skirting. This home has a nice sized yard that is partially fenced and a shed for storage.

22. 2025-05-14
    status Active
23. 2025-05-05
    status Pending
24. 2025-05-05
    historical
25. 2025-04-18
    price $30,000
26. 2025-03-12
    price $40,000
27. 2025-01-17
    price $50,000
28. 2024-10-18
    price $59,000
29. 2024-09-20
    listed $70,000 Active
30. 2011-08-26
    soldstatus $13,000
31. 2011-07-11
    listed $14,500

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $669 · $56/mo
• Expected delta: +$280/yr (+$23/mo · 71.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°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: $21,709
• − Mortgage interest: −$3,865
• − Property taxes: −$389
• − Insurance: −$345
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$2,007
• Taxable income: $11,629
• Est. tax owed @ 24.0%: −$2,791
• After-tax cash flow: $9,283/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: Phoenix-Talent SD 4
• NCES district ID: 4109630
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $38,625
• Composite: 19.24/100
• National rank: #8809
• State rank: #58 of 58 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

• Census place: Talent, OR
• County: Jackson County · 159,661 people
• City population: 8,323
• Metro: Medford, OR
• Population (ZIP): 8,323
• Household income: $65,762
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 357.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Portuguese 5% Lithuanian 4%
• Foreign-born: 5% · Canada, China, Guatemala
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Chinese 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: ▼ -75.82%
• Current HPI: 308.1302
• Rent YoY: —
• 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

+375.9% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $69,000 MLSCO
• 2026-04-15 Relisted — MLSCO
• 2026-04-06 Pending — MLSCO
• 2026-03-16 Price Changed $73,000 MLSCO
• 2026-03-04 Listed $75,000 MLSCO
• 2025-05-14 Relisted — MLSCO
• 2025-05-05 Pending — MLSCO
• 2025-05-05 Listing Removed — MLSCO
• 2025-04-18 Price Changed $30,000 MLSCO
• 2025-03-12 Price Changed $40,000 MLSCO
• 2025-01-17 Price Changed $50,000 MLSCO
• 2024-10-18 Price Changed $59,000 MLSCO
• 2024-09-20 Listed $70,000 MLSCO
• 2011-08-26 Sold (MLS) $13,000 MLSCO
• 2011-07-11 Listed $14,500 MLSCO

Property tax history

+19.8%/yr

Latest (2022): $389 · +0.9% YoY. Source: county tax records.