2765 SE Oakland Loop · Salem, OR 97317

$110,000

3 bd · 2.0 ba · 1,512 sqft · Other public records · 9 Days on market

Built 2018 ↓ 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like new, all electric 2018 Fleetwood w/ 3 BR/2 BA in Meadowlark Estates' 55+ park where park rent covers water, sewer, garbage & clubhouse. Open floor plan w/ numerous windows for light/bright. Laminate flooring in dining, kitchen & high traffic areas; carpet in living & bedrooms. Stainless steel appls in kitchen w/ lg eat-in bar & pantry. 10 ft ceilings throughout; MBR w/ WIcloset & MBA w/ WIshower & dual sinks; hall BA w/ tub/sh combo; irrigation system; partially fenced yard; shed w/elec and freezer.

Key facts

• Low-maintenance yard
• Open-concept layout
• 2 garage spots

Tags

• OPEN-CONCEPT LAYOUT
• LOW-MAINTENANCE YARD

Property features AI

Finance

• Other: Home warranty: negotiable; Mobile home make: Fleetwood, model Waverly, serial FLE210OR18; Size source: county
• HOA & community: Adult-only park; Park rent includes: see remarks

Exterior

• Parking: Carport; 2-car garage
• Utilities: City water; City sewer; Electric water heater
• Home design: Double wide mobile home; Front door at left; Exterior color: blue and white
• Construction: Built in 2018; Pier foundation; Fiber cement lap siding; Shingle roof
• Exterior features: Partial fenced yard; Covered patio; Landscaped yard; Shed (outbuilding); Irregular lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Master bedroom on main level (13 x 10); Bedroom 2 on main level (13 x 10); Bedroom 3 on main level (13 x 13)
• Flooring: Carpet; Laminate
• Bathrooms: Two bathrooms on main level
• Heating & cooling: Electric heating; Heat pump; Forced air
• Interior features: High-speed internet available; Area dining (combination); Disposal
• Laundry & utility: Utility room on main level (9 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 16.2% 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: 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 rising (+2.6%/yr); 133 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $110,000

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 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?
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: 1.95% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.51%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.28×
• Total profit: $39,455
• Equity at exit: $16,401

10-year hold

• IRR: 37.7%
• Equity multiple: 4.44×
• Total profit: $105,969
• 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: 4.3×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$577
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $911

Break-even live

Break-even rent $993

Max offer price $110,000

Occupancy floor 53%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4665 Campbell Dr SE Salem, OR	1.0–3.0	1.0–2.0	923	$2,099	$2.27	13d	1	0.28mi
1447 Connecticut St SE Salem, OR	3.0	2.0	1258	$2,675	$2.13	43d	1	0.59mi
1569 Whitaker Dr SE Salem, OR	1.0–3.0	1.0–2.0	933	$2,299	$2.46	13d	1	0.71mi
4776 Buffalo Dr SE Salem, OR	3.0	1.0	1369	$2,150	$1.57	43d	1	0.99mi
4807 Chinook Ct SE Salem, OR	3.0	1.5	1104	$2,200	$1.99	13d	1	1.11mi
5192 Caplinger Rd SE Salem, OR	1.0–3.0	1.0–2.0	927	$1,802	$1.94	13d	25	1.13mi
3897 Meadowlawn Loop SE Salem, OR	1.0–3.0	1.0–2.0	962	$1,958	$2.03	13d	26	1.43mi
4836 Tanglewood Ct SE Salem, OR	3.0	2.0	1316	$2,150	$1.63	23d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 9 DOM
2. 2026-06-17
   days on market $110,000 Active 8 DOM
3. 2026-06-16
   days on market $110,000 Active 7 DOM
4. 2026-06-15
   days on market $110,000 Active 6 DOM
5. 2026-06-14
   days on market $110,000 Active 4 DOM
6. 2026-06-10
   days on marketlisting id $110,000 Active 1 DOM
7. 2026-06-09
   days on market $110,000 Active 12 DOM
8. 2026-06-08
   days on market $110,000 Active 11 DOM
9. 2026-06-07
   days on market $110,000 Active 10 DOM
10. 2026-06-03
    days on market $110,000 Active 6 DOM
11. 2026-06-02
    days on market $110,000 Active 5 DOM
12. 2026-06-01
    days on market $110,000 Active 4 DOM
13. 2026-05-31
    days on market $110,000 Active 3 DOM
14. 2026-05-30
    days on market $110,000 Active 2 DOM
15. 2026-05-28
    listed $110,000 Active
16. 2022-06-01
    soldstatus $149,900 Sold 533-char remark

    Show marketing remark (533 chars)

    Like new, all electric 2018 Fleetwood w/ 3 BR/2 BA in Meadowlark Estates' 55+ park where park rent covers water, sewer, garbage & clubhouse. Open floor plan w/ numerous windows for light/bright. Laminate flooring in dining, kitchen & high traffic areas; carpet in living & bedrooms. Stainless steel appls in kitchen w/ lg eat-in bar & pantry. 10 ft ceilings throughout; MBR w/ WIcloset & MBA w/ WIshower & dual sinks; hall BA w/ tub/sh combo; irrigation system; partially fenced yard; shed w/elec and freezer.

17. 2022-05-18
    historical Active under Contract 533-char remark

    Show marketing remark (533 chars)

    Like new, all electric 2018 Fleetwood w/ 3 BR/2 BA in Meadowlark Estates' 55+ park where park rent covers water, sewer, garbage & clubhouse. Open floor plan w/ numerous windows for light/bright. Laminate flooring in dining, kitchen & high traffic areas; carpet in living & bedrooms. Stainless steel appls in kitchen w/ lg eat-in bar & pantry. 10 ft ceilings throughout; MBR w/ WIcloset & MBA w/ WIshower & dual sinks; hall BA w/ tub/sh combo; irrigation system; partially fenced yard; shed w/elec and freezer.

18. 2022-05-16
    listed $149,900 Active 533-char remark

    Show marketing remark (533 chars)

    Like new, all electric 2018 Fleetwood w/ 3 BR/2 BA in Meadowlark Estates' 55+ park where park rent covers water, sewer, garbage & clubhouse. Open floor plan w/ numerous windows for light/bright. Laminate flooring in dining, kitchen & high traffic areas; carpet in living & bedrooms. Stainless steel appls in kitchen w/ lg eat-in bar & pantry. 10 ft ceilings throughout; MBR w/ WIcloset & MBA w/ WIshower & dual sinks; hall BA w/ tub/sh combo; irrigation system; partially fenced yard; shed w/elec and freezer.

ⓘ 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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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 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: $25,766
• − Mortgage interest: −$6,162
• − Property taxes: −$1,946
• − Insurance: −$550
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$3,200
• Taxable income: $9,786
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $8,589/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
• 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

-26.6% since first listed

4 events — show timeline

• 2026-05-28 Listed $110,000 WVMLS
• 2022-06-01 Sold (MLS) $149,900 WVMLS
• 2022-05-18 Contingent — WVMLS
• 2022-05-16 Listed $149,900 WVMLS

Property tax history

+9.2%/yr

Latest (2025): $1,946 · +7.7% YoY. Source: county tax records.