4364 Bren Loop NE #95 · Salem, OR 97305

$134,995

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 49 Days on market

Built 2014 $104/sqft · at area comps Est $132k · at est. ↓ 21% since listing

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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 +8.6/10.0
• ARV discount +6.4/15.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move In Ready Home! With open-concept kitchen, dining room and living area. Featuring durable vinyl flooring. Kitchen includes newer cabinetry, quartz countertops, tile backsplash and stainless steel appliances. Bedrooms offer carpet and spacious walk-in closet. bathroom area feature quartz countertop and updated vanities. Laundry area includes quartz countertop. A/C installed approx 2 years ago. Space rent starts at $1,078 + Utilities.

Key facts

• Quartz countertops
• Open-concept kitchen
• Newer cabinetry

Tags

• OPEN-CONCEPT KITCHEN
• DURABLE VINYL FLOORING
• NEWER CABINETRY
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property is in a park (land-lease situation not indicated); County-recorded building area: 1,296
• HOA & community: Located in Hollywood Estates Park; Not a senior community; Lot rent $1,078 monthly

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park; Single-story (main level living); Residential property, resale; No view
• Construction: Built in 2014
• Exterior features: T-111 siding; Shingle roof

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom (main level); Second bedroom; Third bedroom
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Family room; Great room; Dining room; Living room
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $607 ($7k/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: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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.
• Zoned schools: Scott Elementary School (517 students, 57% FRL); Waldo Middle School (1,166 students, 73% FRL); Mckay High School (2,311 students, 102% FRL) — zoned schools average 77% FRL vs 53% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 175 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 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 + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $130,945 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.36% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $131,675
• List price: $134,995
• Delta: 2.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2935 Surf Ct NE	0.17mi	3/2.0	1,280 (-1%)	10mo	$355,000	$277	82
2560 Brown Rd	0.31mi	3/2.0	1,296 (0%)	5mo	$412,000	$318	82
4500 Angie Marie Way NE #17	0.15mi	2/2.0 (-1)	1,260 (-3%)	6mo	$105,000	$83	78
3034 Surfwood Dr NE	0.22mi	2/2.0 (-1)	1,344 (+4%)	3mo	$145,000	$108	76
3182 Sandal Ct NE	0.34mi	3/2.0	1,440 (+11%)	1mo	$170,000	$118	65
3460 Hidden Vw NE #10	0.72mi	3/2.0	1,296 (0%)	3mo	$94,500	$73	64
4722 Wyoming Cir NE	0.55mi	3/2.0	1,188 (-8%)	1mo	$85,000	$72	60
4585 Angie Marie Way NE	0.20mi	2/2.0 (-1)	1,109 (-14%)	10mo	$89,000	$80	53
4875 Wyoming Cir NE #33	0.56mi	3/2.0	1,456 (+12%)	1mo	$85,000	$58	52
3232 Sandal Ct NE	0.36mi	2/2.0 (-1)	1,152 (-11%)	9mo	$237,500	$206	52
4754 El Cedro St	0.61mi	3/2.0	1,188 (-8%)	9mo	$250,000	$210	50
4759 Deepwood Loop NE	0.75mi	2/2.0 (-1)	1,440 (+11%)	5mo	$295,000	$205	38

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $16,726
• Equity at exit: $20,128

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $64,188
• Equity at exit: $11,672

Cash invested: $37,799 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$708
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $607

Break-even live

Break-even rent $1,064

Max offer price $134,995

Occupancy floor 62%

Sensitivity live

Price	-10% $683	-5% $645	+0% $607	+5% $568	+10% $530
Rent	-10% $462	-5% $534	+0% $607	+5% $679	+10% $751
Rate	-1.0pp $675	-0.5pp $641	base $607	+0.5pp $572	+1.0pp $536

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: $33,749
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4252 Ash Grove Dr NE Salem, OR	3.0	2.0	1357	$2,100	$1.55	14d	1	0.11mi
4359 Rodeo Dr NE Salem, OR	3.0	2.0	1170	$2,245	$1.92	22d	1	0.24mi
2970 Phipps Ln NE Salem, OR	4.0	2.0	1350	$2,450	$1.81	24d	1	0.27mi
2500 Lancaster Dr NE Salem, OR	1.0–2.0	1.0	771	$1,350	$1.75	14d	11	0.45mi
2500 Lancaster Dr NE Unit 35 Salem, OR	2.0	1.0	890	$1,295	$1.46	44d	1	0.46mi
3240 Harold Dr NE Salem, OR	1.0–3.0	1.0–2.0	972	$1,850	$1.90	24d	13	0.53mi
3240 Harold Dr NE Unit 3236-311 Salem, OR	2.0	2.0	1060	$1,650	$1.56	44d	1	0.53mi
3240 Harold Dr NE Unit 3255-122 Salem, OR	3.0	2.0	1192	$1,850	$1.55	44d	1	0.53mi
4824 Falcon Ct NE Salem, OR	3.0	1.5	1246	$1,995	$1.60	24d	1	0.53mi
4768 El Cedro Loop NE Salem, OR	3.0	2.0	1344	$1,895	$1.41	44d	1	0.54mi
3454 Chiefs Ct NE Salem, OR	2.0	1.5	880	$1,650	$1.88	24d	1	0.56mi
4470 Conser Way NE Salem, OR	2.0	2.0	925	$1,395	$1.51	14d	3	0.58mi
4712 Silverton Rd NE Salem, OR	2.0	2.0	952	$1,495	$1.57	14d	5	0.61mi
4455 Seaton Ln NE Salem, OR	2.0–3.0	2.0	1087	$1,695	$1.56	14d	5	0.62mi
4889 Saunter Loop NE Salem, OR	3.0	1.5	1186	$1,925	$1.62	44d	1	0.63mi
3211 Autumn Chase Way NE Unit 330-10204 Salem, OR	2.0	1.0	916	$1,400	$1.53	24d	1	0.65mi
3211 Autumn Chase Way NE Unit 330-09203 Salem, OR	2.0	1.0	916	$1,300	$1.42	24d	1	0.65mi
3654 47th Ave NE Unit 3654-D Salem, OR	2.0	1.0	900	$1,150	$1.28	44d	1	0.67mi
2489 Coral Ave NE Salem, OR	1.0–2.0	1.0	817	$1,301	$1.59	14d	11	0.68mi
1973 45th Ave NE Salem, OR	2.0	1.0–2.0	1043	$1,360	$1.30	14d	2	0.69mi
4495 Pacifica Way NE Salem, OR	2.0	2.0	900	$1,445	$1.61	14d	1	0.71mi
4200 Sunnyview Rd NE Salem, OR	2.0	1.0–2.0	880	$1,445	$1.64	24d	1	0.73mi
4154 Sunnyview Rd NE Salem, OR	1.0–2.0	1.0	806	$1,375	$1.71	14d	6	0.75mi
3617 Silverstone Dr NE Salem, OR	3.0	2.0	1526	$2,195	$1.44	22d	1	0.76mi
3017 Alameda St NE Salem, OR	4.0	2.0	1350	$2,395	$1.77	44d	1	0.82mi
3661 Silverstone Ct NE Salem, OR	3.0	2.0	1742	$2,295	$1.32	14d	1	0.82mi
3976 Rockwood Park Dr NE Salem, OR	1.0–2.0	1.0–1.5	862	$1,375	$1.59	24d	11	0.82mi
3910-3930 Sunnyview Rd NE Salem, OR	3.0	2.5	1300	$1,845	$1.42	14d	6	0.84mi
3370 Beacon Ct NE Salem, OR	3.0	1.0	936	$2,100	$2.24	44d	1	0.85mi
4054 Aden Pl NE Salem, OR	3.0	2.5	1558	$2,100	$1.35	24d	1	0.86mi
3420 Monarch Dr NE Unit 3422 Salem, OR	2.0	1.0	910	$1,250	$1.37	14d	1	0.86mi
4032 Aden Pl NE Salem, OR	3.0	3.0	1558	$2,100	$1.35	44d	1	0.87mi
3440 Hawthorne Ave NE Unit 3444-102 Salem, OR	3.0	2.0	1175	$1,795	$1.53	44d	1	0.91mi
4098 Market St NE Unit MT21 Salem, OR	2.0	1.0	900	$1,275	$1.42	24d	1	0.94mi
3489 Hawthorne Ave NE Salem, OR	3.0	2.0	1250	$1,950	$1.56	24d	1	0.99mi
3493 Hawthorne Ave NE Salem, OR	3.0	2.0	1250	$1,950	$1.56	24d	1	0.99mi
3655 Hawthorne Ave NE Unit 3655 Salem, OR	2.0	1.0	900	$1,100	$1.22	44d	1	1.05mi
2015 Debbie Way NE Unit 2045 Salem, OR	3.0	1.0	1008	$1,825	$1.81	14d	1	1.09mi
3220 Lansing Ave NE Salem, OR	2.0–3.0	2.0	950	$1,980	$2.08	14d	12	1.09mi
4114 Lancaster Dr NE Unit 4114 Salem, OR	2.0	1.5	1100	$1,295	$1.18	44d	1	1.12mi

Listing history 18 events

1. 2026-06-18
   days on market $134,995 Active 49 DOM
2. 2026-06-17
   pricedays on market $134,995 Active 48 DOM

   Show marketing remark (440 chars)

   Move In Ready Home! With open-concept kitchen, dining room and living area. Featuring durable vinyl flooring. Kitchen includes newer cabinetry, quartz countertops, tile backsplash and stainless steel appliances. Bedrooms offer carpet and spacious walk-in closet. bathroom area feature quartz countertop and updated vanities. Laundry area includes quartz countertop. A/C installed approx 2 years ago. Space rent starts at $1,078 + Utilities.

3. 2026-06-16
   days on market $139,995 Active 47 DOM
4. 2026-06-15
   days on market $139,995 Active 46 DOM
5. 2026-06-14
   days on market $139,995 Active 44 DOM
6. 2026-06-10
   days on market $139,995 Active 41 DOM
7. 2026-06-09
   days on market $139,995 Active 40 DOM
8. 2026-06-08
   days on market $139,995 Active 39 DOM
9. 2026-06-07
   pricedays on market $139,995 Active 38 DOM
10. 2026-06-03
    days on market $149,995 Active 34 DOM
11. 2026-06-02
    days on market $149,995 Active 33 DOM
12. 2026-06-01
    days on market $149,995 Active 32 DOM
13. 2026-05-31
    days on market $149,995 Active 31 DOM
14. 2026-05-30
    days on market $149,995 Active 30 DOM
15. 2026-05-13
    price $154,995 440-char remark

    Show marketing remark (440 chars)

    Move In Ready Home! With open-concept kitchen, dining room and living area. Featuring durable vinyl flooring. Kitchen includes newer cabinetry, quartz countertops, tile backsplash and stainless steel appliances. Bedrooms offer carpet and spacious walk-in closet. bathroom area feature quartz countertop and updated vanities. Laundry area includes quartz countertop. A/C installed approx 2 years ago. Space rent starts at $1,078 + Utilities.

16. 2026-05-13
    price $154,995 440-char remark

    Show marketing remark (440 chars)

    Move In Ready Home! With open-concept kitchen, dining room and living area. Featuring durable vinyl flooring. Kitchen includes newer cabinetry, quartz countertops, tile backsplash and stainless steel appliances. Bedrooms offer carpet and spacious walk-in closet. bathroom area feature quartz countertop and updated vanities. Laundry area includes quartz countertop. A/C installed approx 2 years ago. Space rent starts at $1,078 + Utilities.

17. 2026-04-30
    listed $169,995 Active 440-char remark

    Show marketing remark (440 chars)

    Move In Ready Home! With open-concept kitchen, dining room and living area. Featuring durable vinyl flooring. Kitchen includes newer cabinetry, quartz countertops, tile backsplash and stainless steel appliances. Bedrooms offer carpet and spacious walk-in closet. bathroom area feature quartz countertop and updated vanities. Laundry area includes quartz countertop. A/C installed approx 2 years ago. Space rent starts at $1,078 + Utilities.

18. 2026-04-30
    listed $169,995 Active 440-char remark

    Show marketing remark (440 chars)

    Move In Ready Home! With open-concept kitchen, dining room and living area. Featuring durable vinyl flooring. Kitchen includes newer cabinetry, quartz countertops, tile backsplash and stainless steel appliances. Bedrooms offer carpet and spacious walk-in closet. bathroom area feature quartz countertop and updated vanities. Laundry area includes quartz countertop. A/C installed approx 2 years ago. Space rent starts at $1,078 + Utilities.

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$395/yr (+$33/mo · 43.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 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: $21,978
• − Mortgage interest: −$7,562
• − Property taxes: −$915
• − Insurance: −$675
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$3,927
• Taxable income: $5,383
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $5,986/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 — 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
• City population: 193,601
• 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

-20.6% since first listed

10 events — show timeline

• 2026-06-17 Price Changed $134,995 WVMLS
• 2026-06-16 Price Changed $134,995 RMLS
• 2026-06-06 Price Changed $139,995 WVMLS
• 2026-06-05 Price Changed $139,995 RMLS
• 2026-05-24 Price Changed $149,995 WVMLS
• 2026-05-24 Price Changed $149,995 RMLS
• 2026-05-13 Price Changed $154,995 WVMLS
• 2026-05-13 Price Changed $154,995 RMLS
• 2026-04-30 Listed $169,995 RMLS
• 2026-04-30 Listed $169,995 WVMLS

Property tax history

+4.4%/yr

Latest (2025): $915 · +7.7% YoY. Source: county tax records.