4792 NE Wyoming Cir · Hayesville, OR 97305

$94,900

3 bd · 2.0 ba · 1,026 sqft · Manufactured · 125 Days on market

Built 1999 Good condition $92/sqft · 47% below area Est $180k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained double-wide manufactured home located in NE Salem. This 3-bedroom, 2-bath home features an open living space with vaulted ceilings. Partially fenced yard backs to Scott Elementary School, offering added privacy. Conveniently located near shopping, schools, and quick access to I-5. Dishwasher, washer and dryer, range, and refrigerator are included.

Key facts

• Quick access to i-5
• Dishwasher included
• Open living space

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN LIVING SPACE
• VAULTED CEILINGS
• PARTIALLY FENCED YARD
• QUICK ACCESS TO I-5
• DISHWASHER INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.1% in Hayesville — 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 79/100 on livability (#63 in OR, #2,298 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, amenities F.
• 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: 175 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 125 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is F 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?
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: 1.63% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.67%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $180,000
• List price: $94,900
• Delta: -47.28%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3054 Surfwood Dr	0.34mi	3/2.0	1,026 (0%)	2mo	$325,000	$317	83
2996 Surf Ct NE	0.34mi	3/2.0	1,056 (+3%)	20mo	$150,000	$142	63
4490 Angie Marie Way	0.51mi	2/2.0 (-1)	1,080 (+5%)	10mo	$83,500	$77	54
4490 Angie Marie Way #16	0.51mi	2/2.0 (-1)	1,080 (+5%)	10mo	$83,900	$78	54
2727 Shellyanne Way #106	0.57mi	3/2.0	1,056 (+3%)	18mo	$120,000	$114	54
3134 Comber Ct NE	0.24mi	2/1.5 (-1)	924 (-10%)	14mo	$94,000	$102	54
3232 Sandal Ct NE	0.31mi	2/2.0 (-1)	1,152 (+12%)	9mo	$237,500	$206	52
4585 Angie Marie Way NE	0.45mi	2/2.0 (-1)	1,109 (+8%)	10mo	$89,000	$80	52
3174 Comber Ct	0.24mi	2/1.5 (-1)	924 (-10%)	23mo	$92,000	$100	46
4358 Bren Lp NE	0.58mi	2/2.0 (-1)	1,080 (+5%)	17mo	$90,000	$83	45
2875 Surf Ct	0.43mi	2/1.0 (-1)	924 (-10%)	16mo	$184,000	$199	41
4356 Bren Lp NE	0.58mi	4/2.0 (+1)	1,152 (+12%)	11mo	$67,500	$59	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.78×
• Total profit: $20,853
• Equity at exit: $14,150

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $64,876
• Equity at exit: $8,205

Cash invested: $26,572 (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 97305

• Active inventory: 175
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $568

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 58%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4712 Silverton Rd NE Salem, OR	2.0	2.0	952	$1,495	$1.57	14d	5	0.09mi
4824 Falcon Ct NE Salem, OR	3.0	1.5	1246	$1,995	$1.60	23d	1	0.10mi
4840 Cheryl Lynn Way NE Salem, OR	2.0	1.0	756	$1,100	$1.46	14d	2	0.21mi
3654 47th Ave NE Unit 3654-D Salem, OR	2.0	1.0	900	$1,150	$1.28	44d	1	0.29mi
3563 Silver Park Pl NE Salem, OR	2.0	1.0	828	$1,080	$1.30	44d	1	0.33mi
4889 Saunter Loop NE Salem, OR	3.0	1.5	1186	$1,925	$1.62	44d	1	0.39mi
4470 Conser Way NE Salem, OR	2.0	2.0	925	$1,395	$1.51	14d	3	0.44mi
4455 Seaton Ln NE Salem, OR	2.0–3.0	2.0	1087	$1,695	$1.56	14d	5	0.52mi
4495 Pacifica Way NE Salem, OR	2.0	2.0	900	$1,445	$1.61	14d	1	0.56mi
4252 Ash Grove Dr NE Salem, OR	3.0	2.0	1357	$2,100	$1.55	14d	1	0.62mi
3450 Silvercedar Pl NE Salem, OR	2.0	1.0	828	$1,105	$1.33	44d	1	0.67mi
4768 El Cedro Loop NE Salem, OR	3.0	2.0	1344	$1,895	$1.41	44d	1	0.68mi
3454 Chiefs Ct NE Salem, OR	2.0	1.5	880	$1,650	$1.88	23d	1	0.70mi
4359 Rodeo Dr NE Salem, OR	3.0	2.0	1170	$2,245	$1.92	21d	1	0.76mi
2970 Phipps Ln NE Salem, OR	4.0	2.0	1350	$2,450	$1.81	23d	1	0.76mi
3240 Harold Dr NE Unit 3236-311 Salem, OR	2.0	2.0	1060	$1,650	$1.56	44d	1	0.91mi
3240 Harold Dr NE Unit 3255-122 Salem, OR	3.0	2.0	1192	$1,850	$1.55	44d	1	0.91mi
3240 Harold Dr NE Salem, OR	1.0–3.0	1.0–2.0	972	$1,850	$1.90	23d	13	0.91mi
3976 Rockwood Park Dr NE Salem, OR	1.0–2.0	1.0–1.5	862	$1,375	$1.59	23d	11	0.94mi
2500 Lancaster Dr NE Salem, OR	1.0–2.0	1.0	771	$1,350	$1.75	14d	11	1.01mi
2500 Lancaster Dr NE Unit 35 Salem, OR	2.0	1.0	890	$1,295	$1.46	44d	1	1.02mi
3211 Autumn Chase Way NE Unit 330-09203 Salem, OR	2.0	1.0	916	$1,300	$1.42	23d	1	1.04mi
3211 Autumn Chase Way NE Unit 330-10204 Salem, OR	2.0	1.0	916	$1,400	$1.53	23d	1	1.04mi
4116 Lancaster Dr NE Unit 4116 Salem, OR	2.0	1.5	1100	$1,295	$1.18	23d	1	1.09mi
4114 Lancaster Dr NE Unit 4114 Salem, OR	2.0	1.5	1100	$1,295	$1.18	44d	1	1.09mi
1973 45th Ave NE Salem, OR	2.0	1.0–2.0	1043	$1,360	$1.30	14d	2	1.10mi
2800 Fisher Rd NE Salem, OR	2.0	1.0	856	$1,270	$1.48	21d	2	1.11mi
3684 Fisher Rd NE Unit 3646-139 Salem, OR	2.0	1.0	848	$1,395	$1.65	14d	1	1.11mi
3684 Fisher Rd NE Unit 3640-135 Salem, OR	2.0	1.0	848	$1,395	$1.65	44d	1	1.11mi
3684 Fisher Rd NE Unit 3602-103 Salem, OR	2.0	1.0	848	$1,495	$1.76	44d	1	1.11mi
4209 Satter Pl NE Salem, OR	2.0	1.0	850	$1,195	$1.41	14d	2	1.14mi
4097 Satter Dr NE Unit 4157 Salem, OR	2.0	1.0	775	$1,195	$1.54	14d	1	1.14mi
4473 47th Ave NE Salem, OR	3.0	1.0	1244	$2,200	$1.77	44d	1	1.15mi
3739 Beverly Ave NE Salem, OR	2.0	1.0	838	$1,275	$1.52	21d	2	1.15mi
4097-4207 Satter Dr NE Unit 4139 Salem, OR	2.0	1.0	775	$1,195	$1.54	44d	1	1.15mi
4001 Satter Dr NE Unit 4067 Salem, OR	2.0	1.0	850	$1,195	$1.41	44d	1	1.16mi
4200 Sunnyview Rd NE Salem, OR	2.0	1.0–2.0	880	$1,445	$1.64	23d	1	1.22mi
2489 Coral Ave NE Salem, OR	1.0–2.0	1.0	817	$1,301	$1.59	14d	11	1.24mi
3440 Hawthorne Ave NE Unit 3444-102 Salem, OR	3.0	2.0	1175	$1,795	$1.53	44d	1	1.24mi
4154 Sunnyview Rd NE Salem, OR	1.0–2.0	1.0	806	$1,375	$1.71	14d	6	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $94,900 Active 125 DOM
2. 2026-06-17
   days on market $94,900 Active 124 DOM
3. 2026-06-16
   days on market $94,900 Active 123 DOM
4. 2026-06-15
   days on market $94,900 Active 122 DOM
5. 2026-06-14
   days on market $94,900 Active 120 DOM
6. 2026-06-10
   days on market $94,900 Active 117 DOM
7. 2026-06-09
   days on market $94,900 Active 116 DOM
8. 2026-06-08
   days on market $94,900 Active 115 DOM
9. 2026-06-07
   days on market $94,900 Active 114 DOM
10. 2026-06-03
    days on market $94,900 Active 110 DOM
11. 2026-06-02
    days on market $94,900 Active 109 DOM
12. 2026-06-01
    days on market $94,900 Active 108 DOM
13. 2026-05-31
    days on market $94,900 Active 107 DOM
14. 2026-05-30
    days on market $94,900 Active 106 DOM
15. 2026-02-13
    status Active 365-char remark

    Show marketing remark (365 chars)

    Well-maintained double-wide manufactured home located in NE Salem. This 3-bedroom, 2-bath home features an open living space with vaulted ceilings. Partially fenced yard backs to Scott Elementary School, offering added privacy. Conveniently located near shopping, schools, and quick access to I-5. Dishwasher, washer and dryer, range, and refrigerator are included.

16. 2026-02-13
    listed $97,000 Active 365-char remark

    Show marketing remark (365 chars)

    Well-maintained double-wide manufactured home located in NE Salem. This 3-bedroom, 2-bath home features an open living space with vaulted ceilings. Partially fenced yard backs to Scott Elementary School, offering added privacy. Conveniently located near shopping, schools, and quick access to I-5. Dishwasher, washer and dryer, range, and refrigerator are included.

17. 2026-02-10
    listed $97,000 Active 365-char remark

    Show marketing remark (365 chars)

    Well-maintained double-wide manufactured home located in NE Salem. This 3-bedroom, 2-bath home features an open living space with vaulted ceilings. Partially fenced yard backs to Scott Elementary School, offering added privacy. Conveniently located near shopping, schools, and quick access to I-5. Dishwasher, washer and dryer, range, and refrigerator are included.

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 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: $18,597
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,761
• Taxable income: $5,647
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $5,467/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained double-wide manufactured home is move-in ready with modern updates and a good condition score.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace window seals — improves energy efficiency
• Both update kitchen backsplash — adds modern aesthetic and value
• Both install smart home devices — attracts tech-savvy buyers/tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace window seals — improves energy efficiency ↑
• Both update kitchen backsplash — adds modern aesthetic and value ↑
• Both install smart home devices — attracts tech-savvy buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hayesville

• Score: 79/100
• State rank: #63
• US rank: #2298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayesville, OR
• Population (ZIP): 45,044

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 0.61)
• Race & ethnicity: Hispanic / Latino 44% White 44% Two or more races 16% Asian 3% Pacific Islander 3% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 2% Slovak 2% Scotch-Irish 2%
• Foreign-born: 23% · Canada, China
• Languages at home: 57% English-only · Spanish 35% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

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: ▼ -328.50%
• Current HPI: 296.3428
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-02-13 Relisted — RMLS
• 2026-02-13 Listed $97,000 WVMLS
• 2026-02-10 Listed $97,000 RMLS