4730 Auburn Rd #65 · Four Corners, OR 97301

$116,999

2 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 49 Days on market

Built 1979 $91/sqft · 25% above area Est $94k · 25% 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 +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated double wide manufactured home, perfectly situated in a peaceful 55+ community. This move in ready residence offers modern comfort and style with a host of recent upgrades, including brand new appliances and thoughtful built ins that maximize both function and charm.Step inside to discover a bright, open living space with updated finishes throughout, creating a warm and inviting atmosphere. The spacious layout flows seamlessly, ideal for both relaxing and entertaining. The kitchen shines with new appliances, ample cabinetry, and plenty of workspace for cooking enthusiasts.Outside, enjoy your own private garden areas perfect for morning coffee, afternoon relaxation, or cultivating your favorite plants. The home’s surroundings offer a tranquil setting while still being part of a vibrant community.Residents of this well maintained 55+ park enjoy access to wonderful amenities, including a community library and a refreshing pool—ideal for socializing, staying active, and enjoying your leisure time.

Key facts

• Recent upgrades
• Built ins
• New appliances

Tags

• DOUBLE WIDE MANUFACTURED HOME
• RECENT UPGRADES
• NEW APPLIANCES
• BUILT INS
• OPEN LIVING SPACE
• PRIVATE GARDEN AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $117k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.9% in Four Corners — 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 78/100 on livability (#66 in OR, #2,680 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B+; Watch: schools D-, crime D-.
• Salem-Keizer SD 24J (urban): math 34% / reading 47% proficiency, ranked #103 of 183 in OR (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.7%/yr); 276 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/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 $809 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $117k implies a 196% gain — meaningful room to come down on a strong offer.

Recommended offer $113,489 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.60% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.74%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $93,750
• List price: $116,999
• Delta: 24.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4730 Auburn Rd #158	0.00mi	3/2.0 (+1)	1,288 (0%)	3mo	$61,500	$48	92
4730 Auburn Rd NE #43	0.00mi	3/2.0 (+1)	1,336 (+4%)	1mo	$134,900	$101	88
4730 NE Auburn Rd #148	0.00mi	3/2.0 (+1)	1,344 (+4%)	7mo	$105,000	$78	82
283 Broadmore Ave NE	0.15mi	3/2.0 (+1)	1,342 (+4%)	2mo	$60,000	$45	80
4730 Auburn Rd NE #20	0.00mi	2/2.0	1,440 (+12%)	4mo	$85,000	$59	77
4637 Amber St NE	0.24mi	2/2.0	1,344 (+4%)	7mo	$37,000	$28	75
4730 Auburn Rd NE #10	0.00mi	2/2.0	1,104 (-14%)	3mo	$92,500	$84	74
663 Royalty Cir NE	0.36mi	2/2.0	1,404 (+9%)	4mo	$164,900	$117	65
4849 State St #34	0.36mi	3/2.0 (+1)	1,248 (-3%)	13mo	$126,500	$101	62
857 Hoffman Rd	0.66mi	3/2.0 (+1)	1,296 (+1%)	6mo	$110,000	$85	58
857 Hoffman Rd NE #11	0.66mi	3/2.0 (+1)	1,296 (+1%)	6mo	$110,000	$85	58
148 47th Ave NE	0.29mi	2/2.0	1,128 (-12%)	11mo	$77,000	$68	57

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.72×
• Total profit: $23,749
• Equity at exit: $17,445

10-year hold

• IRR: 24.9%
• Equity multiple: 2.88×
• Total profit: $61,435
• Equity at exit: $10,116

Cash invested: $32,760 (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 97301

• Rents YoY: -0.7%
• Active inventory: 276
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$614
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $757

Break-even live

Break-even rent $918

Max offer price $116,999

Occupancy floor 55%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
434 Greencrest St NE Salem, OR	3.0	2.0	1637	$3,900	$2.38	23d	1	0.24mi
4833 Thyme Ave NE Salem, OR	3.0	2.5	1681	$2,545	$1.51	13d	1	0.29mi
143 Connecticut Ave SE Unit 145 Salem, OR	3.0	1.0	1207	$1,595	$1.32	13d	1	0.38mi
124 Stafford Ln NE Unit 124-203 Salem, OR	3.0	2.0	1052	$1,595	$1.52	43d	1	0.47mi
102 Greencrest St NE Salem, OR	3.0	1.0–2.0	914	$1,918	$2.10	13d	25	0.47mi
4433 Mahrt Ave SE Unit 4435-201 Salem, OR	2.0	2.0	888	$1,525	$1.72	23d	1	0.51mi
4433 Mahrt Ave SE Unit 4437-206 Salem, OR	2.0	2.0	932	$1,525	$1.64	43d	1	0.51mi
435 Fountain Valley Way NE Salem, OR	1.0–2.0	1.0–2.0	939	$1,559	$1.66	21d	5	0.60mi
4836 Tanglewood Ct SE Salem, OR	3.0	2.0	1316	$2,150	$1.63	23d	1	0.61mi
178 Lancaster Dr SE Salem, OR	2.0	2.0	952	$1,495	$1.57	13d	1	0.82mi
295 Colt Ln NE Salem, OR	3.0	2.0	1052	$1,575	$1.50	13d	1	0.83mi
430 Brittany Way NE Unit 369-421 Salem, OR	2.0	2.0	920	$1,400	$1.52	43d	1	0.86mi
3750-3762 Amber St NE Unit 3762-107 Salem, OR	2.0	2.5	1150	$1,595	$1.39	43d	1	0.88mi
3750-3762 Amber St NE Unit 3758-107 Salem, OR	2.0	2.5	1150	$1,595	$1.39	23d	1	0.88mi
4807 Chinook Ct SE Salem, OR	3.0	1.5	1104	$2,200	$1.99	13d	1	0.97mi
3897 Meadowlawn Loop SE Salem, OR	1.0–3.0	1.0–2.0	962	$1,619	$1.68	13d	26	1.06mi
4776 Buffalo Dr SE Salem, OR	3.0	1.0	1369	$2,150	$1.57	43d	1	1.08mi
3828 Bayonne Dr SE Salem, OR	2.0	1.0	980	$1,299	$1.33	13d	1	1.08mi
3822 Bayonne Dr SE Salem, OR	2.0	1.0	980	$1,299	$1.33	23d	1	1.09mi
1029 Raffon Ct SE Unit AR7171-3 Salem, OR	2.0	1.5	927	$1,700	$1.83	23d	1	1.14mi
3695 D St NE Salem, OR	1.0–2.0	1.0–2.0	1037	$1,650	$1.59	43d	3	1.24mi
5192 Caplinger Rd SE Salem, OR	1.0–3.0	1.0–2.0	927	$1,554	$1.67	13d	25	1.29mi
4098 Market St NE Unit MT21 Salem, OR	2.0	1.0	900	$1,275	$1.42	23d	1	1.31mi
990 Charter Pl NE Salem, OR	3.0	2.5	1248	$1,895	$1.52	43d	1	1.39mi
1973 45th Ave NE Salem, OR	2.0	1.0–2.0	1043	$1,360	$1.30	13d	2	1.41mi
4976 Turquoise Ave SE Salem, OR	2.0	2.0	918	$1,495	$1.63	13d	5	1.41mi
1447 Connecticut St SE Salem, OR	3.0	2.0	1258	$2,675	$2.13	43d	1	1.42mi
4200 Sunnyview Rd NE Salem, OR	2.0	1.0–2.0	880	$1,445	$1.64	23d	1	1.44mi
3301 D St NE Salem, OR	2.0	1.0	850	$1,225	$1.44	23d	4	1.44mi
4154 Sunnyview Rd NE Salem, OR	1.0–2.0	1.0	806	$1,375	$1.71	13d	6	1.50mi

Listing history 4 events

1. 2026-05-15
   status Pending 1057-char remark

   Show marketing remark (1057 chars)

   Welcome to this beautifully renovated double wide manufactured home, perfectly situated in a peaceful 55+ community. This move in ready residence offers modern comfort and style with a host of recent upgrades, including brand new appliances and thoughtful built ins that maximize both function and charm.Step inside to discover a bright, open living space with updated finishes throughout, creating a warm and inviting atmosphere. The spacious layout flows seamlessly, ideal for both relaxing and entertaining. The kitchen shines with new appliances, ample cabinetry, and plenty of workspace for cooking enthusiasts.Outside, enjoy your own private garden areas perfect for morning coffee, afternoon relaxation, or cultivating your favorite plants. The home’s surroundings offer a tranquil setting while still being part of a vibrant community.Residents of this well maintained 55+ park enjoy access to wonderful amenities, including a community library and a refreshing pool—ideal for socializing, staying active, and enjoying your leisure time.

2. 2026-04-24
   price $116,999 1057-char remark

   Show marketing remark (1057 chars)

   Welcome to this beautifully renovated double wide manufactured home, perfectly situated in a peaceful 55+ community. This move in ready residence offers modern comfort and style with a host of recent upgrades, including brand new appliances and thoughtful built ins that maximize both function and charm.Step inside to discover a bright, open living space with updated finishes throughout, creating a warm and inviting atmosphere. The spacious layout flows seamlessly, ideal for both relaxing and entertaining. The kitchen shines with new appliances, ample cabinetry, and plenty of workspace for cooking enthusiasts.Outside, enjoy your own private garden areas perfect for morning coffee, afternoon relaxation, or cultivating your favorite plants. The home’s surroundings offer a tranquil setting while still being part of a vibrant community.Residents of this well maintained 55+ park enjoy access to wonderful amenities, including a community library and a refreshing pool—ideal for socializing, staying active, and enjoying your leisure time.

3. 2026-03-27
   listed $125,999 Active 1057-char remark

   Show marketing remark (1057 chars)

   Welcome to this beautifully renovated double wide manufactured home, perfectly situated in a peaceful 55+ community. This move in ready residence offers modern comfort and style with a host of recent upgrades, including brand new appliances and thoughtful built ins that maximize both function and charm.Step inside to discover a bright, open living space with updated finishes throughout, creating a warm and inviting atmosphere. The spacious layout flows seamlessly, ideal for both relaxing and entertaining. The kitchen shines with new appliances, ample cabinetry, and plenty of workspace for cooking enthusiasts.Outside, enjoy your own private garden areas perfect for morning coffee, afternoon relaxation, or cultivating your favorite plants. The home’s surroundings offer a tranquil setting while still being part of a vibrant community.Residents of this well maintained 55+ park enjoy access to wonderful amenities, including a community library and a refreshing pool—ideal for socializing, staying active, and enjoying your leisure time.

4. 1991-10-01
   soldstatus $39,500

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$376/yr (+$31/mo · 49.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,524
• − Mortgage interest: −$6,554
• − Property taxes: −$759
• − Insurance: −$585
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$3,404
• Taxable income: $7,619
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $7,259/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: Salem-Keizer SD 24J
• NCES district ID: 4110820
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $48,632
• Composite: 37.16/100
• National rank: #9017
• State rank: #103 of 183 in OR

Livability — Four Corners

• Score: 78/100
• State rank: #66
• US rank: #2680

Category grades

Amenities B+ Commute C+ Cost of living B+ Crime D- Employment C Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, OR
• County: Marion County · 258,219 people
• Metro: Salem, OR
• Population (ZIP): 57,574
• Household income: $60,422
• Rent vs Own: 57.2% rent · 42.8% own
• Severe rent burden: 3089.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 55% Hispanic / Latino 35% Two or more races 19% Asian 2% Black 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, Philippines
• Languages at home: 68% English-only · Spanish 27% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -548.17%
• Current HPI: 335.8199
• Rent YoY: ▼ -0.70%
• 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

+196.2% since first listed

4 events — show timeline

• 2026-05-15 Pending — RMLS
• 2026-04-24 Price Changed $116,999 RMLS
• 2026-03-27 Listed $125,999 RMLS
• 1991-10-01 Sold (Public Records) $39,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $759 · +3.0% YoY. Source: county tax records.