4730 Auburn Rd NE #72 · Four Corners, OR 97301

$84,900

3 bd · 2.0 ba · 1,472 sqft · Manufactured public records · 80 Days on market

Built 1979 Est $125k · 32% 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 +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3 bedroom, 2 bath home in a desirable gated 55+ community! Set on a spacious corner lot, this property offers an inviting open-concept layout with a formal dining area, separate living and family rooms, and a cozy wood-burning fireplace. The primary suite features a charming clawfoot tub, ideal for relaxing after a long day. Also this home boasts a durable hi-rib roof, an updated heat pump & water heater (2014), updated furnace, a factory-installed wood-burning fireplace, enclosed front porch, large rear deck, a wired shop, extra parking, and sprinkler system! All electrical was just serviced in 2021. Enjoy the community’s fantastic amenities, including a pool, common area party/meeting room, and secure gated entrance. Water, sewer, and garbage are included with the space rent, adding convenience and value. Pride of ownership shows throughout this well cared for home, come see all it has to offer!

Key facts

• Gated community
• Updated heat pump
• Clawfoot tub

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• CLAWFOOT TUB
• UPDATED HEAT PUMP
• UPDATED FURNACE
• ENCLOSED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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: Auburn Elementary School (542 students, 71% FRL); North Salem High School (2,239 students, 74% FRL) — zoned schools average 73% FRL vs 53% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 280 active listings in the ZIP; 32 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).
• This rent runs 41% 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 $587 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 + 0.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.45% ✓
• Cap rate: 21.72%
• Cash-on-cash: 55.10%
• DSCR: 3.45
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $125,120
• 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 #20	0.00mi	2/2.0 (-1)	1,440 (-2%)	4mo	$85,000	$59	88
4730 Auburn Rd NE #43	0.00mi	3/2.0	1,336 (-9%)	1mo	$134,900	$101	84
4730 NE Auburn Rd #148	0.00mi	3/2.0	1,344 (-9%)	7mo	$105,000	$78	80
283 Broadmore Ave NE	0.15mi	3/2.0	1,342 (-9%)	2mo	$60,000	$45	77
382 Chadbourne Ln NE	0.24mi	3/2.0	1,512 (+3%)	9mo	$385,000	$255	77
4730 Auburn Rd #158	0.00mi	3/2.0	1,288 (-12%)	3mo	$61,500	$48	77
663 Royalty Cir NE	0.36mi	2/2.0 (-1)	1,404 (-5%)	4mo	$164,900	$117	68
127 Clearwater Ave NE	0.34mi	3/2.0	1,620 (+10%)	4mo	$95,000	$59	64
4637 Amber St NE	0.24mi	2/2.0 (-1)	1,344 (-9%)	8mo	$37,000	$28	63
997 Wind Meadows Way #64	0.74mi	4/2.0 (+1)	1,512 (+3%)	2mo	$134,999	$89	54
857 Hoffman Rd NE #11	0.66mi	3/2.0	1,296 (-12%)	6mo	$110,000	$85	44
857 Hoffman Rd	0.66mi	3/2.0	1,296 (-12%)	6mo	$110,000	$85	44

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: 50.0%
• Equity multiple: 3.09×
• Total profit: $49,684
• Equity at exit: $12,659

10-year hold

• IRR: 54.3%
• Equity multiple: 5.60×
• Total profit: $109,287
• Equity at exit: $7,341

Cash invested: $23,772 (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: 280
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$445
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $1,092

Break-even live

Break-even rent $696

Max offer price $84,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,140	-5% $1,116	+0% $1,092	+5% $1,068	+10% $1,043
Rent	-10% $927	-5% $1,009	+0% $1,092	+5% $1,174	+10% $1,256
Rate	-1.0pp $1,134	-0.5pp $1,113	base $1,092	+0.5pp $1,070	+1.0pp $1,047

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: $21,225
• Closing costs: $2,547
• 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	24d	1	0.24mi
4485 Monroe Ave NE Salem, OR	4.0	2.0	1200	$2,195	$1.83	45d	1	0.25mi
412 Lost Lake St NE Salem, OR	4.0	3.0	1662	$2,495	$1.50	24d	1	0.28mi
4833 Thyme Ave NE Salem, OR	3.0	2.5	1681	$2,545	$1.51	15d	1	0.29mi
143 Connecticut Ave SE Unit 145 Salem, OR	3.0	1.0	1207	$1,595	$1.32	15d	1	0.38mi
124 Stafford Ln NE Unit 124-203 Salem, OR	3.0	2.0	1052	$1,595	$1.52	45d	1	0.47mi
102 Greencrest St NE Salem, OR	3.0	1.0–2.0	914	$2,205	$2.41	15d	25	0.47mi
4433 Mahrt Ave SE Unit 4435-201 Salem, OR	2.0	2.0	888	$1,525	$1.72	24d	1	0.51mi
4433 Mahrt Ave SE Unit 4437-206 Salem, OR	2.0	2.0	932	$1,525	$1.64	45d	1	0.51mi
435 Fountain Valley Way NE Salem, OR	1.0–2.0	1.0–2.0	939	$1,559	$1.66	22d	5	0.60mi
4836 Tanglewood Ct SE Salem, OR	3.0	2.0	1316	$2,150	$1.63	24d	1	0.61mi
178 Lancaster Dr SE Salem, OR	2.0	2.0	952	$1,495	$1.57	15d	1	0.82mi
295 Colt Ln NE Salem, OR	3.0	2.0	1052	$1,575	$1.50	15d	1	0.83mi
430 Brittany Way NE Unit 369-421 Salem, OR	2.0	2.0	920	$1,400	$1.52	45d	1	0.86mi
3750-3762 Amber St NE Unit 3758-107 Salem, OR	2.0	2.5	1150	$1,595	$1.39	24d	1	0.88mi
3750-3762 Amber St NE Unit 3762-107 Salem, OR	2.0	2.5	1150	$1,595	$1.39	45d	1	0.88mi
4807 Chinook Ct SE Salem, OR	3.0	1.5	1104	$2,200	$1.99	15d	1	0.97mi
3897 Meadowlawn Loop SE Salem, OR	1.0–3.0	1.0–2.0	962	$1,958	$2.03	15d	26	1.06mi
4776 Buffalo Dr SE Salem, OR	3.0	1.0	1369	$2,150	$1.57	45d	1	1.08mi
3828 Bayonne Dr SE Salem, OR	2.0	1.0	980	$1,299	$1.33	15d	1	1.08mi
3822 Bayonne Dr SE Salem, OR	2.0	1.0	980	$1,299	$1.33	24d	1	1.09mi
1029 Raffon Ct SE Unit AR7171-3 Salem, OR	2.0	1.5	927	$1,700	$1.83	24d	1	1.14mi
3695 D St NE Salem, OR	1.0–2.0	1.0–2.0	1037	$1,650	$1.59	45d	3	1.24mi
5192 Caplinger Rd SE Salem, OR	1.0–3.0	1.0–2.0	927	$1,802	$1.94	15d	25	1.29mi
4098 Market St NE Unit MT21 Salem, OR	2.0	1.0	900	$1,275	$1.42	24d	1	1.31mi
990 Charter Pl NE Salem, OR	3.0	2.5	1248	$1,895	$1.52	45d	1	1.39mi
1973 45th Ave NE Salem, OR	2.0	1.0–2.0	1043	$1,360	$1.30	15d	2	1.41mi
4976 Turquoise Ave SE Salem, OR	2.0	2.0	918	$1,495	$1.63	15d	5	1.41mi
1447 Connecticut St SE Salem, OR	3.0	2.0	1258	$2,675	$2.13	45d	1	1.42mi
4200 Sunnyview Rd NE Salem, OR	2.0	1.0–2.0	880	$1,445	$1.64	24d	1	1.44mi
3301 D St NE Salem, OR	2.0	1.0	850	$1,225	$1.44	24d	4	1.44mi
4154 Sunnyview Rd NE Salem, OR	1.0–2.0	1.0	806	$1,375	$1.71	15d	6	1.50mi

Listing history 20 events

1. 2026-03-06
   soldstatus $84,900 Closed 960-char remark

   Show marketing remark (960 chars)

   Welcome to this beautifully maintained 3 bedroom, 2 bath home in a desirable gated 55+ community! Set on a spacious corner lot, this property offers an inviting open-concept layout with a formal dining area, separate living and family rooms, and a cozy wood-burning fireplace. The primary suite features a charming clawfoot tub, ideal for relaxing after a long day. Also this home boasts a durable hi-rib roof, an updated heat pump & water heater (2014), updated furnace, a factory-installed wood-burning fireplace, enclosed front porch, large rear deck, a wired shop, extra parking, and sprinkler system! All electrical was just serviced in 2021. Enjoy the community’s fantastic amenities, including a pool, common area party/meeting room, and secure gated entrance. Water, sewer, and garbage are included with the space rent, adding convenience and value. Pride of ownership shows throughout this well cared for home, come see all it has to offer!

2. 2026-01-23
   status Pending 960-char remark

   Show marketing remark (960 chars)

   Welcome to this beautifully maintained 3 bedroom, 2 bath home in a desirable gated 55+ community! Set on a spacious corner lot, this property offers an inviting open-concept layout with a formal dining area, separate living and family rooms, and a cozy wood-burning fireplace. The primary suite features a charming clawfoot tub, ideal for relaxing after a long day. Also this home boasts a durable hi-rib roof, an updated heat pump & water heater (2014), updated furnace, a factory-installed wood-burning fireplace, enclosed front porch, large rear deck, a wired shop, extra parking, and sprinkler system! All electrical was just serviced in 2021. Enjoy the community’s fantastic amenities, including a pool, common area party/meeting room, and secure gated entrance. Water, sewer, and garbage are included with the space rent, adding convenience and value. Pride of ownership shows throughout this well cared for home, come see all it has to offer!

3. 2026-01-23
   status Pending

   Show marketing remark (960 chars)

   Welcome to this beautifully maintained 3 bedroom, 2 bath home in a desirable gated 55+ community! Set on a spacious corner lot, this property offers an inviting open-concept layout with a formal dining area, separate living and family rooms, and a cozy wood-burning fireplace. The primary suite features a charming clawfoot tub, ideal for relaxing after a long day. Also this home boasts a durable hi-rib roof, an updated heat pump & water heater (2014), updated furnace, a factory-installed wood-burning fireplace, enclosed front porch, large rear deck, a wired shop, extra parking, and sprinkler system! All electrical was just serviced in 2021. Enjoy the community’s fantastic amenities, including a pool, common area party/meeting room, and secure gated entrance. Water, sewer, and garbage are included with the space rent, adding convenience and value. Pride of ownership shows throughout this well cared for home, come see all it has to offer!

4. 2025-12-16
   price $84,900

   Show marketing remark (960 chars)

   Welcome to this beautifully maintained 3 bedroom, 2 bath home in a desirable gated 55+ community! Set on a spacious corner lot, this property offers an inviting open-concept layout with a formal dining area, separate living and family rooms, and a cozy wood-burning fireplace. The primary suite features a charming clawfoot tub, ideal for relaxing after a long day. Also this home boasts a durable hi-rib roof, an updated heat pump & water heater (2014), updated furnace, a factory-installed wood-burning fireplace, enclosed front porch, large rear deck, a wired shop, extra parking, and sprinkler system! All electrical was just serviced in 2021. Enjoy the community’s fantastic amenities, including a pool, common area party/meeting room, and secure gated entrance. Water, sewer, and garbage are included with the space rent, adding convenience and value. Pride of ownership shows throughout this well cared for home, come see all it has to offer!

5. 2025-12-16
   price $84,900 960-char remark

   Show marketing remark (960 chars)

   Welcome to this beautifully maintained 3 bedroom, 2 bath home in a desirable gated 55+ community! Set on a spacious corner lot, this property offers an inviting open-concept layout with a formal dining area, separate living and family rooms, and a cozy wood-burning fireplace. The primary suite features a charming clawfoot tub, ideal for relaxing after a long day. Also this home boasts a durable hi-rib roof, an updated heat pump & water heater (2014), updated furnace, a factory-installed wood-burning fireplace, enclosed front porch, large rear deck, a wired shop, extra parking, and sprinkler system! All electrical was just serviced in 2021. Enjoy the community’s fantastic amenities, including a pool, common area party/meeting room, and secure gated entrance. Water, sewer, and garbage are included with the space rent, adding convenience and value. Pride of ownership shows throughout this well cared for home, come see all it has to offer!

6. 2025-11-04
   listed $99,900 Active 960-char remark

   Show marketing remark (960 chars)

   Welcome to this beautifully maintained 3 bedroom, 2 bath home in a desirable gated 55+ community! Set on a spacious corner lot, this property offers an inviting open-concept layout with a formal dining area, separate living and family rooms, and a cozy wood-burning fireplace. The primary suite features a charming clawfoot tub, ideal for relaxing after a long day. Also this home boasts a durable hi-rib roof, an updated heat pump & water heater (2014), updated furnace, a factory-installed wood-burning fireplace, enclosed front porch, large rear deck, a wired shop, extra parking, and sprinkler system! All electrical was just serviced in 2021. Enjoy the community’s fantastic amenities, including a pool, common area party/meeting room, and secure gated entrance. Water, sewer, and garbage are included with the space rent, adding convenience and value. Pride of ownership shows throughout this well cared for home, come see all it has to offer!

7. 2025-11-04
   listed $99,900 Active

   Show marketing remark (960 chars)

   Welcome to this beautifully maintained 3 bedroom, 2 bath home in a desirable gated 55+ community! Set on a spacious corner lot, this property offers an inviting open-concept layout with a formal dining area, separate living and family rooms, and a cozy wood-burning fireplace. The primary suite features a charming clawfoot tub, ideal for relaxing after a long day. Also this home boasts a durable hi-rib roof, an updated heat pump & water heater (2014), updated furnace, a factory-installed wood-burning fireplace, enclosed front porch, large rear deck, a wired shop, extra parking, and sprinkler system! All electrical was just serviced in 2021. Enjoy the community’s fantastic amenities, including a pool, common area party/meeting room, and secure gated entrance. Water, sewer, and garbage are included with the space rent, adding convenience and value. Pride of ownership shows throughout this well cared for home, come see all it has to offer!

8. 2023-03-27
   soldstatus $115,000 Sold 524-char remark

   Show marketing remark (524 chars)

   Knotty pine walls & cabinets, woodburning fireplace & laminate floors give remodeled Fuqua a spacious cabin feel on corner lot in Salem Greene's 55+ gated manufactured home park. Primary BR/BA off living room; 2 sp BRs (1 w/ Murphy bed)/BA off family room; formal dining & bar in kitchen. Unique features, built-ins galore, vinyl windows, heat pump (heats & cools), utility sink, pantry, metal roof, two covered decks—back one enclosed. Carport shed, separate shop & fenced yard for small pets.

9. 2023-03-18
   status Pending 524-char remark

   Show marketing remark (524 chars)

   Knotty pine walls & cabinets, woodburning fireplace & laminate floors give remodeled Fuqua a spacious cabin feel on corner lot in Salem Greene's 55+ gated manufactured home park. Primary BR/BA off living room; 2 sp BRs (1 w/ Murphy bed)/BA off family room; formal dining & bar in kitchen. Unique features, built-ins galore, vinyl windows, heat pump (heats & cools), utility sink, pantry, metal roof, two covered decks—back one enclosed. Carport shed, separate shop & fenced yard for small pets.

10. 2023-03-17
    status Active 524-char remark

    Show marketing remark (524 chars)

    Knotty pine walls & cabinets, woodburning fireplace & laminate floors give remodeled Fuqua a spacious cabin feel on corner lot in Salem Greene's 55+ gated manufactured home park. Primary BR/BA off living room; 2 sp BRs (1 w/ Murphy bed)/BA off family room; formal dining & bar in kitchen. Unique features, built-ins galore, vinyl windows, heat pump (heats & cools), utility sink, pantry, metal roof, two covered decks—back one enclosed. Carport shed, separate shop & fenced yard for small pets.

11. 2023-02-28
    historical Active under Contract 524-char remark

    Show marketing remark (524 chars)

    Knotty pine walls & cabinets, woodburning fireplace & laminate floors give remodeled Fuqua a spacious cabin feel on corner lot in Salem Greene's 55+ gated manufactured home park. Primary BR/BA off living room; 2 sp BRs (1 w/ Murphy bed)/BA off family room; formal dining & bar in kitchen. Unique features, built-ins galore, vinyl windows, heat pump (heats & cools), utility sink, pantry, metal roof, two covered decks—back one enclosed. Carport shed, separate shop & fenced yard for small pets.

12. 2023-02-27
    listed $99,900 Active 524-char remark

    Show marketing remark (524 chars)

    Knotty pine walls & cabinets, woodburning fireplace & laminate floors give remodeled Fuqua a spacious cabin feel on corner lot in Salem Greene's 55+ gated manufactured home park. Primary BR/BA off living room; 2 sp BRs (1 w/ Murphy bed)/BA off family room; formal dining & bar in kitchen. Unique features, built-ins galore, vinyl windows, heat pump (heats & cools), utility sink, pantry, metal roof, two covered decks—back one enclosed. Carport shed, separate shop & fenced yard for small pets.

13. 2021-01-07
    soldstatus $80,000 Sold
14. 2020-12-22
    status Pending
15. 2020-11-28
    historical Active under Contract
16. 2020-10-28
    price $85,000
17. 2020-10-12
    listed $95,000 Active
18. 2016-04-01
    soldstatus $34,900 Sold
19. 2016-02-13
    status Pending
20. 2016-02-09
    listed $34,900 Active

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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: $24,935
• − Mortgage interest: −$4,756
• − Property taxes: −$832
• − Insurance: −$424
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$2,470
• Taxable income: $12,463
• Est. tax owed @ 24.0%: −$2,991
• After-tax cash flow: $10,108/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

+143.3% since first listed

20 events — show timeline

• 2026-03-06 Sold (MLS) $84,900 RMLS
• 2026-01-23 Pending — RMLS
• 2026-01-23 Pending — WVMLS
• 2025-12-16 Price Changed $84,900 WVMLS
• 2025-12-16 Price Changed $84,900 RMLS
• 2025-11-04 Listed $99,900 WVMLS
• 2025-11-04 Listed $99,900 RMLS
• 2023-03-27 Sold (MLS) $115,000 WVMLS
• 2023-03-18 Pending — WVMLS
• 2023-03-17 Relisted — WVMLS
• 2023-02-28 Contingent — WVMLS
• 2023-02-27 Listed $99,900 WVMLS
• 2021-01-07 Sold (MLS) $80,000 WVMLS
• 2020-12-22 Pending — WVMLS
• 2020-11-28 Contingent — WVMLS
• 2020-10-28 Price Changed $85,000 WVMLS
• 2020-10-12 Listed $95,000 WVMLS
• 2016-04-01 Sold (MLS) $34,900 WVMLS
• 2016-02-13 Pending — WVMLS
• 2016-02-09 Listed $34,900 WVMLS

Property tax history

+3.1%/yr

Latest (2025): $832 · +3.0% YoY. Source: county tax records.