355 Colver Rd Unit 24 · Talent, OR 97540

$135,000

3 bd · 2.0 ba · 1,512 sqft · Land public records · 98 Days on market

Built 2015 $89/sqft · 47% above area Est $92k · 47% over ↓ 23% since listing

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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

Located in the Candlewood 55+ community, this well-maintained home offers a comfortable layout with a desirable spilt floor plan. The spacious primary suite features a large walk-in closet and an en-suite bathroom. Vaulted ceilings and an open atmosphere, while the kitchen provides ample counter space and storage. Outside, enjoy a front deck and a ramp leading to the back entrance. The property also offers space for gardening and includes a large storage shed. Move-in ready and situated in a peaceful setting that offers a country feel while still being conveniently close to town.

Key facts

• Front deck
• Walk-in closet
• Space for gardening

Tags

• SPILT FLOOR PLAN
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• FRONT DECK
• RAMP LEADING TO BACK ENTRANCE
• SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $135k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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-.
• 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.
• Market conditions: 81 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.93%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (median comp): $91,550
• List price: $135,000
• Delta: 47.46%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 1.69×
• Total profit: $26,125
• Equity at exit: $20,129

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $84,553
• Equity at exit: $11,672

Cash invested: $37,800 (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: 81
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,067 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $754

Break-even live

Break-even rent $1,113

Max offer price $135,000

Occupancy floor 59%

Sensitivity live

Price	-10% $830	-5% $792	+0% $754	+5% $715	+10% $677
Rent	-10% $590	-5% $672	+0% $754	+5% $835	+10% $917
Rate	-1.0pp $822	-0.5pp $788	base $754	+0.5pp $719	+1.0pp $683

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	14d	1	0.19mi
233 Wintersage Cir Talent, OR	3.0	2.5	1460	$2,295	$1.57	22d	1	0.27mi
405 E Rapp Rd Unit 409 H Talent, OR	3.0	2.0	1182	$1,695	$1.43	44d	1	0.83mi
339 Everett Way Talent, OR	3.0	2.5	1556	$2,295	$1.47	22d	1	0.94mi

Listing history 23 events

1. 2026-06-19
   days on market $135,000 Active 98 DOM
2. 2026-06-18
   days on market $135,000 Active 97 DOM
3. 2026-06-17
   days on market $135,000 Active 96 DOM
4. 2026-06-16
   days on market $135,000 Active 95 DOM
5. 2026-06-15
   days on market $135,000 Active 94 DOM
6. 2026-06-14
   days on market $135,000 Active 92 DOM
7. 2026-06-13
   pricedays on market $135,000 Active 91 DOM
8. 2026-06-10
   days on market $142,900 Active 89 DOM
9. 2026-06-09
   days on market $142,900 Active 88 DOM
10. 2026-06-08
    days on market $142,900 Active 87 DOM
11. 2026-06-07
    days on market $142,900 Active 86 DOM
12. 2026-06-02
    days on market $142,900 Active 81 DOM
13. 2026-06-01
    days on market $142,900 Active 80 DOM
14. 2026-05-31
    days on market $142,900 Active 79 DOM
15. 2026-05-30
    days on market $142,900 Active 78 DOM
16. 2026-04-28
    price $142,900 586-char remark

    Show marketing remark (586 chars)

    Located in the Candlewood 55+ community, this well-maintained home offers a comfortable layout with a desirable spilt floor plan. The spacious primary suite features a large walk-in closet and an en-suite bathroom. Vaulted ceilings and an open atmosphere, while the kitchen provides ample counter space and storage. Outside, enjoy a front deck and a ramp leading to the back entrance. The property also offers space for gardening and includes a large storage shed. Move-in ready and situated in a peaceful setting that offers a country feel while still being conveniently close to town.

17. 2026-04-08
    price $150,000 586-char remark

    Show marketing remark (586 chars)

    Located in the Candlewood 55+ community, this well-maintained home offers a comfortable layout with a desirable spilt floor plan. The spacious primary suite features a large walk-in closet and an en-suite bathroom. Vaulted ceilings and an open atmosphere, while the kitchen provides ample counter space and storage. Outside, enjoy a front deck and a ramp leading to the back entrance. The property also offers space for gardening and includes a large storage shed. Move-in ready and situated in a peaceful setting that offers a country feel while still being conveniently close to town.

18. 2026-03-26
    price $152,900 586-char remark

    Show marketing remark (586 chars)

    Located in the Candlewood 55+ community, this well-maintained home offers a comfortable layout with a desirable spilt floor plan. The spacious primary suite features a large walk-in closet and an en-suite bathroom. Vaulted ceilings and an open atmosphere, while the kitchen provides ample counter space and storage. Outside, enjoy a front deck and a ramp leading to the back entrance. The property also offers space for gardening and includes a large storage shed. Move-in ready and situated in a peaceful setting that offers a country feel while still being conveniently close to town.

19. 2026-03-13
    listed $159,900 Active 586-char remark

    Show marketing remark (586 chars)

    Located in the Candlewood 55+ community, this well-maintained home offers a comfortable layout with a desirable spilt floor plan. The spacious primary suite features a large walk-in closet and an en-suite bathroom. Vaulted ceilings and an open atmosphere, while the kitchen provides ample counter space and storage. Outside, enjoy a front deck and a ramp leading to the back entrance. The property also offers space for gardening and includes a large storage shed. Move-in ready and situated in a peaceful setting that offers a country feel while still being conveniently close to town.

20. 2022-08-01
    soldstatus $172,000 Closed 692-char remark

    Show marketing remark (692 chars)

    Light filled, airy and open 2017 Talent home. Enjoy all the best things about a mobile community and still have a country feel. Vaulted ceilings, cook's kitchen with an island and ample counter space is a dream. Enjoy the privacy of a split floor plan and your large primary suite. Spacious walk-in closet and ensuite bath make the space a retreat. 2 decks, paved and cobblestone patios, garden area with an established landscape and grassy area and storage shed are just a few of the features of this lovely home in the 55+ Candlewood Mobile Park. Park boasts RV storage and a green area with a gazebo for your use. Super reasonable space rental. Buyer must make an application for the park.

21. 2022-07-13
    status Pending 692-char remark

    Show marketing remark (692 chars)

    Light filled, airy and open 2017 Talent home. Enjoy all the best things about a mobile community and still have a country feel. Vaulted ceilings, cook's kitchen with an island and ample counter space is a dream. Enjoy the privacy of a split floor plan and your large primary suite. Spacious walk-in closet and ensuite bath make the space a retreat. 2 decks, paved and cobblestone patios, garden area with an established landscape and grassy area and storage shed are just a few of the features of this lovely home in the 55+ Candlewood Mobile Park. Park boasts RV storage and a green area with a gazebo for your use. Super reasonable space rental. Buyer must make an application for the park.

22. 2022-06-20
    price $175,000 692-char remark

    Show marketing remark (692 chars)

    Light filled, airy and open 2017 Talent home. Enjoy all the best things about a mobile community and still have a country feel. Vaulted ceilings, cook's kitchen with an island and ample counter space is a dream. Enjoy the privacy of a split floor plan and your large primary suite. Spacious walk-in closet and ensuite bath make the space a retreat. 2 decks, paved and cobblestone patios, garden area with an established landscape and grassy area and storage shed are just a few of the features of this lovely home in the 55+ Candlewood Mobile Park. Park boasts RV storage and a green area with a gazebo for your use. Super reasonable space rental. Buyer must make an application for the park.

23. 2022-06-16
    listed $185,000 Active 692-char remark

    Show marketing remark (692 chars)

    Light filled, airy and open 2017 Talent home. Enjoy all the best things about a mobile community and still have a country feel. Vaulted ceilings, cook's kitchen with an island and ample counter space is a dream. Enjoy the privacy of a split floor plan and your large primary suite. Spacious walk-in closet and ensuite bath make the space a retreat. 2 decks, paved and cobblestone patios, garden area with an established landscape and grassy area and storage shed are just a few of the features of this lovely home in the 55+ Candlewood Mobile Park. Park boasts RV storage and a green area with a gazebo for your use. Super reasonable space rental. Buyer must make an application for the park.

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $24,809
• − Mortgage interest: −$7,562
• − Property taxes: −$1,384
• − Insurance: −$675
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$3,927
• Taxable income: $7,291
• Est. tax owed @ 24.0%: −$1,750
• After-tax cash flow: $7,294/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

-22.8% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $142,900 MLSCO
• 2026-04-08 Price Changed $150,000 MLSCO
• 2026-03-26 Price Changed $152,900 MLSCO
• 2026-03-13 Listed $159,900 MLSCO
• 2022-08-01 Sold (MLS) $172,000 MLSCO
• 2022-07-13 Pending — MLSCO
• 2022-06-20 Price Changed $175,000 MLSCO
• 2022-06-16 Listed $185,000 MLSCO

Property tax history

+6.5%/yr

Latest (2022): $1,384 · +0.9% YoY. Source: county tax records.