4730 NE Auburn Rd #125 · Four Corners, OR 97301

$129,900

3 bd · 2.0 ba · 1,323 sqft · Manufactured public records · 28 Days on market

Built 1986 Est $112k · 16% over

---

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 +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3 bedroom, 2 bath manufactured home in a desirable park setting! Major updates within the last 8 years include heat & air, water heater, windows, roof, interior paint, and flooring. Clean, comfortable, and move-in ready with many big-ticket items already completed. Pride of ownership shows throughout, offering affordable, low-maintenance living in great condition!

Key facts

• Water heater
• Interior paint
• Major updates

Tags

• MAJOR UPDATES
• HEAT AND AIR
• WATER HEATER
• INTERIOR PAINT
• MOVE IN READY
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Property type: Residential (manufactured home in park); Resale property
• HOA & community: Located in Salem Greene Estates (senior community); Land lease: No

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park; Single-story (main level living); No notable view
• Construction: Built in 1986; Skirting foundation; Composition roof
• Exterior features: T-111 siding; Level lot; Paved road access; Lot rent $800 per month (space in a park)

Interior

• Kitchen: Kitchen (appliances: electric hot water)
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vinyl window frames; Photo slide show virtual tour available
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 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.
• Zoned schools: North Salem High School (2,239 students, 74% FRL) — zoned schools average 74% FRL vs 53% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 276 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $898 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $39k; list at $130k implies a 234% gain — meaningful room to come down on a strong offer.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.57% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.44%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $112,455
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4730 Auburn Rd NE #43	0.00mi	3/2.0	1,336 (+1%)	1mo	$134,900	$101	98
4730 Auburn Rd #158	0.00mi	3/2.0	1,288 (-3%)	3mo	$61,500	$48	93
4730 NE Auburn Rd #148	0.00mi	3/2.0	1,344 (+2%)	7mo	$105,000	$78	91
283 Broadmore Ave NE	0.15mi	3/2.0	1,342 (+1%)	2mo	$60,000	$45	89
4730 Auburn Rd NE #20	0.00mi	2/2.0 (-1)	1,440 (+9%)	4mo	$85,000	$59	77
4637 Amber St NE	0.24mi	2/2.0 (-1)	1,344 (+2%)	7mo	$37,000	$28	75
663 Royalty Cir NE	0.36mi	2/2.0 (-1)	1,404 (+6%)	4mo	$164,900	$117	65
857 Hoffman Rd	0.66mi	3/2.0	1,296 (-2%)	6mo	$110,000	$85	61
857 Hoffman Rd NE #11	0.66mi	3/2.0	1,296 (-2%)	6mo	$110,000	$85	61
382 Chadbourne Ln NE	0.24mi	3/2.0	1,512 (+14%)	9mo	$385,000	$255	58
148 47th Ave NE	0.29mi	2/2.0 (-1)	1,128 (-15%)	11mo	$77,000	$68	48
997 Wind Meadows Way #64	0.74mi	4/2.0 (+1)	1,512 (+14%)	2mo	$134,999	$89	35

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: 17.0%
• Equity multiple: 1.66×
• Total profit: $23,994
• Equity at exit: $19,369

10-year hold

• IRR: 23.3%
• Equity multiple: 2.74×
• Total profit: $63,447
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$681
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $801

Break-even live

Break-even rent $1,022

Max offer price $129,900

Occupancy floor 56%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 32 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
4485 Monroe Ave NE Salem, OR	4.0	2.0	1200	$2,195	$1.83	43d	1	0.25mi
412 Lost Lake St NE Salem, OR	4.0	3.0	1662	$2,495	$1.50	23d	1	0.28mi
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	$2,205	$2.41	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 3758-107 Salem, OR	2.0	2.5	1150	$1,595	$1.39	23d	1	0.88mi
3750-3762 Amber St NE Unit 3762-107 Salem, OR	2.0	2.5	1150	$1,595	$1.39	43d	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	$1,958	$2.03	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	$1,802	$1.94	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 19 events

1. 2026-06-18
   days on market $129,900 Active 28 DOM
2. 2026-06-17
   days on market $129,900 Active 27 DOM
3. 2026-06-16
   days on market $129,900 Active 26 DOM
4. 2026-06-15
   days on market $129,900 Active 25 DOM
5. 2026-06-14
   days on market $129,900 Active 23 DOM
6. 2026-06-10
   days on market $129,900 Active 20 DOM
7. 2026-06-09
   days on market $129,900 Active 19 DOM
8. 2026-06-08
   days on market $129,900 Active 18 DOM
9. 2026-06-07
   days on market $129,900 Active 17 DOM
10. 2026-06-03
    days on market $129,900 Active 13 DOM
11. 2026-06-02
    days on market $129,900 Active 12 DOM
12. 2026-06-01
    days on market $129,900 Active 11 DOM
13. 2026-05-31
    days on market $129,900 Active 10 DOM
14. 2026-05-30
    days on market $129,900 Active 9 DOM
15. 2026-05-21
    listed $129,900 Active

    Show marketing remark (386 chars)

    Well-maintained 3 bedroom, 2 bath manufactured home in a desirable park setting! Major updates within the last 8 years include heat & air, water heater, windows, roof, interior paint, and flooring. Clean, comfortable, and move-in ready with many big-ticket items already completed. Pride of ownership shows throughout, offering affordable, low-maintenance living in great condition!

16. 2026-05-21
    listed $129,900 Active 386-char remark

    Show marketing remark (386 chars)

    Well-maintained 3 bedroom, 2 bath manufactured home in a desirable park setting! Major updates within the last 8 years include heat & air, water heater, windows, roof, interior paint, and flooring. Clean, comfortable, and move-in ready with many big-ticket items already completed. Pride of ownership shows throughout, offering affordable, low-maintenance living in great condition!

17. 2017-09-14
    soldstatus $38,900 Sold 129-char remark

    Show marketing remark (129 chars)

    Quality built 3 bdrm 2 ba dbl wide in gated 55+ community. Off set home, front and rear floor plan with tape and textured walls.

18. 2017-08-25
    listed Active under Contract 129-char remark

    Show marketing remark (129 chars)

    Quality built 3 bdrm 2 ba dbl wide in gated 55+ community. Off set home, front and rear floor plan with tape and textured walls.

19. 1991-05-01
    soldstatus $43,500

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$397/yr (+$33/mo · 46.0%)

ⓘ 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 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: $24,434
• − Mortgage interest: −$7,276
• − Property taxes: −$863
• − Insurance: −$650
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$3,779
• Taxable income: $7,956
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $7,706/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

+198.6% since first listed

5 events — show timeline

• 2026-05-21 Listed $129,900 WVMLS
• 2026-05-21 Listed $129,900 RMLS
• 2017-09-14 Sold (MLS) $38,900 WVMLS
• 2017-08-25 Listed — WVMLS
• 1991-05-01 Sold (Public Records) $43,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $863 · +3.0% YoY. Source: county tax records.