2768 Oakland Loop SE · Salem, OR 97317

$110,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 64 Days on market

Built 1990 Good condition $102/sqft · 201% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ living at Meadowlark Estates! Beautifully remodeled with attention to every detail inside and out. As you step into the home, your eyes will be drawn toward vaulted ceilings with a beautiful arch creating separation between the open kitchen and living room floor plan. The kitchen has been thoughtfully redesigned for function with new cabinets and plenty of storage. New flooring, trim, and doors throughout. Both bathrooms feature new vanities, toilets, and shower inserts. Outside, the home was fully transformed with new windows, Hardie plank sidings, fresh paint and updated landscaping. The home is situated on a corner lot, so you will be close to the park club house but tucked away enough to enjoy your morning coffee on the covered deck in peace.

Key facts

• Built 1990
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.9% in Salem — 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 (#59 in OR, #2,084 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D, crime 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: Rents rising (+2.6%/yr); 133 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $761 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 + 2.6% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $110k implies a 1733% gain — meaningful room to come down on a strong offer.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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 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 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?
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: 1.45% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.59%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $36,572
• List price: $110,000
• Delta: 200.77%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4454 Eden St SE	0.10mi	2/2.0	1,104 (+2%)	11mo	$112,000	$101	82
2730 Oakland Lp SE	0.08mi	2/2.0	1,188 (+10%)	6mo	$35,000	$29	74
2750 Oakland Loop SE	0.10mi	2/2.0	1,188 (+10%)	9mo	$40,000	$34	71
2200 SE Lancaster Dr Unit 13D	0.40mi	2/2.0	1,056 (-2%)	13mo	$135,000	$128	67
2200 SE Lancaster Dr	0.41mi	2/2.0	1,056 (-2%)	13mo	$135,000	$128	67
2232 42nd Ave SE #792	0.31mi	2/2.0	1,152 (+7%)	10mo	$34,000	$30	66
4347 Essex St SE	0.07mi	2/2.0	960 (-11%)	14mo	$38,000	$40	66
2232 42nd Ave SE #819	0.31mi	2/2.0	1,026 (-5%)	15mo	$76,000	$74	65
2200 Lancaster Dr SE Unit 1D	0.40mi	2/2.0	960 (-11%)	2mo	$20,000	$21	61
2232 42nd Ave SE #322	0.31mi	2/2.0	938 (-13%)	13mo	$45,000	$48	53
2232 42nd Ave #610	0.31mi	2/2.0	924 (-14%)	12mo	$45,000	$49	52
2232 42nd Ave SE #204	0.31mi	2/1.0	945 (-12%)	11mo	$70,000	$74	51

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $13,613
• Equity at exit: $16,401

10-year hold

• IRR: 19.9%
• Equity multiple: 2.65×
• Total profit: $50,707
• Equity at exit: $9,511

Cash invested: $30,800 (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 97317

• Rents YoY: 2.6%
• Active inventory: 133
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $503

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 64%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Lancaster Dr SE Unit 2728-14 Salem, OR	2.0	1.5	1000	$1,195	$1.20	43d	1	0.17mi
4665 Campbell Dr SE Salem, OR	1.0–3.0	1.0–2.0	923	$1,699	$1.84	14d	1	0.33mi
4435 Campbell Dr SE Salem, OR	2.0	1.0	807	$1,445	$1.79	23d	1	0.42mi
4243 Campbell Dr SE Unit 4243 Salem, OR	3.0	1.0	936	$1,550	$1.66	14d	1	0.53mi
1447 Connecticut St SE Salem, OR	3.0	2.0	1258	$2,675	$2.13	43d	1	0.66mi
1569 Whitaker Dr SE Salem, OR	1.0–3.0	1.0–2.0	933	$1,799	$1.93	14d	1	0.76mi
4976 Turquoise Ave SE Salem, OR	2.0	2.0	918	$1,495	$1.63	14d	5	0.88mi
1029 Raffon Ct SE Unit AR7171-3 Salem, OR	2.0	1.5	927	$1,700	$1.83	23d	1	0.95mi
4776 Buffalo Dr SE Salem, OR	3.0	1.0	1369	$2,150	$1.57	43d	1	1.06mi
4807 Chinook Ct SE Salem, OR	3.0	1.5	1104	$2,200	$1.99	14d	1	1.18mi
5192 Caplinger Rd SE Salem, OR	1.0–3.0	1.0–2.0	927	$1,554	$1.67	14d	25	1.19mi
3897 Meadowlawn Loop SE Salem, OR	1.0–3.0	1.0–2.0	962	$1,619	$1.68	14d	26	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 64 DOM
2. 2026-06-17
   days on market $110,000 Active 63 DOM
3. 2026-06-16
   days on market $110,000 Active 62 DOM
4. 2026-06-15
   days on market $110,000 Active 61 DOM
5. 2026-06-14
   days on market $110,000 Active 59 DOM
6. 2026-06-10
   days on market $110,000 Active 56 DOM
7. 2026-06-09
   days on market $110,000 Active 55 DOM
8. 2026-06-08
   days on market $110,000 Active 54 DOM
9. 2026-06-07
   days on market $110,000 Active 53 DOM
10. 2026-06-03
    days on market $110,000 Active 49 DOM
11. 2026-06-02
    days on market $110,000 Active 48 DOM
12. 2026-06-01
    days on market $110,000 Active 47 DOM
13. 2026-05-31
    days on market $110,000 Active 46 DOM
14. 2026-05-30
    days on market $110,000 Active 45 DOM
15. 2026-05-07
    price $110,000 760-char remark

    Show marketing remark (760 chars)

    55+ living at Meadowlark Estates! Beautifully remodeled with attention to every detail inside and out. As you step into the home, your eyes will be drawn toward vaulted ceilings with a beautiful arch creating separation between the open kitchen and living room floor plan. The kitchen has been thoughtfully redesigned for function with new cabinets and plenty of storage. New flooring, trim, and doors throughout. Both bathrooms feature new vanities, toilets, and shower inserts. Outside, the home was fully transformed with new windows, Hardie plank sidings, fresh paint and updated landscaping. The home is situated on a corner lot, so you will be close to the park club house but tucked away enough to enjoy your morning coffee on the covered deck in peace.

16. 2026-05-06
    price $110,000 745-char remark

    Show marketing remark (745 chars)

    55+ living at Meadowlark Estates! Beautifully remodeled with attention to every detail inside and out. As you step into the home, your eyes will be drawn toward vaulted ceilings with a beautiful arch creating separation between the open kitchen and living room floor plan. The kitchen has been thoughtfully redesigned for function with new cabinets and plenty of storage. New flooring, trim, and doors throughout. Both bathrooms feature new vanities, toilets, and shower inserts. Outside, the home was fully transformed with new windows, Hardie plank sidings, fresh paint and updated landscaping. The home is situated on a corner lot, close to the park club house but tucked away enough to enjoy your morning coffee on the covered deck in peace.

17. 2026-04-15
    listed $120,000 Active 760-char remark

    Show marketing remark (745 chars)

    55+ living at Meadowlark Estates! Beautifully remodeled with attention to every detail inside and out. As you step into the home, your eyes will be drawn toward vaulted ceilings with a beautiful arch creating separation between the open kitchen and living room floor plan. The kitchen has been thoughtfully redesigned for function with new cabinets and plenty of storage. New flooring, trim, and doors throughout. Both bathrooms feature new vanities, toilets, and shower inserts. Outside, the home was fully transformed with new windows, Hardie plank sidings, fresh paint and updated landscaping. The home is situated on a corner lot, close to the park club house but tucked away enough to enjoy your morning coffee on the covered deck in peace.

18. 2026-04-15
    listed $120,000 Active 745-char remark

    Show marketing remark (745 chars)

    55+ living at Meadowlark Estates! Beautifully remodeled with attention to every detail inside and out. As you step into the home, your eyes will be drawn toward vaulted ceilings with a beautiful arch creating separation between the open kitchen and living room floor plan. The kitchen has been thoughtfully redesigned for function with new cabinets and plenty of storage. New flooring, trim, and doors throughout. Both bathrooms feature new vanities, toilets, and shower inserts. Outside, the home was fully transformed with new windows, Hardie plank sidings, fresh paint and updated landscaping. The home is situated on a corner lot, close to the park club house but tucked away enough to enjoy your morning coffee on the covered deck in peace.

19. 2025-10-24
    soldstatus $6,000
20. 2025-08-15
    listed $10,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 15 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: $19,184
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,200
• Taxable income: $4,553
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $4,941/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 80/100 Cosmetic rehab

This home is in excellent condition with recent cosmetic renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Updated landscaping enhances curb appeal and adds value
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen
• Resale Bathroom fixtures — Upgraded fixtures can add value and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Updated landscaping enhances curb appeal and adds value ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen ↑
• Resale Bathroom fixtures — Upgraded fixtures can add value and appeal to potential buyers ↑

ⓘ 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 — Salem

• Score: 79/100
• State rank: #59
• US rank: #2084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, OR
• County: Marion County · 258,219 people
• City population: 193,601
• Metro: Salem, OR
• Population (ZIP): 25,966
• Household income: $84,393
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 395.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 28% Two or more races 17% Asian 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Portuguese 4% Italian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 74% English-only · Spanish 22% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -471.73%
• Current HPI: 307.3264
• Rent YoY: ▲ 2.62%
• 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

+1000.0% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $110,000 WVMLS
• 2026-05-06 Price Changed $110,000 RMLS
• 2026-04-15 Listed $120,000 RMLS
• 2026-04-15 Listed $120,000 WVMLS
• 2025-10-24 Sold (MLS) $6,000 WVMLS
• 2025-08-15 Listed $10,000 WVMLS