4730 Auburn Rd NE #13 · Four Corners, OR 97301

$68,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 27 Days on market

Built 1980 Est $105k · 35% 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

Quality built Silvercrest manufactured home in 55+ gated community. Quick possession possible on this move in ready home. This home features front living room windows facing towards street. Conveniently located near office, recreation room. library, swimming pool, and indoor mail boxes. 2 bedroom, 2 baths, one with walk in shower. No steps necessary to enter house as the home is pit set. HP for summer cooling and winter heat. Take time to smell the roses.

Key facts

• Gated community
• Swimming pool
• Walk in shower

Tags

• GATED COMMUNITY
• FRONT LIVING ROOM WINDOWS
• WALK IN SHOWER
• SWIMMING POOL

Property features AI

Finance

• Other: Handicap amenities available (refer to remarks); No home warranty; Park serial number: ABSC754OR AB; Irregular lot type
• HOA & community: Park rent includes garbage; Located in a gated 55+ community with amenities including office, recreation room, library, and swimming pool

Exterior

• Parking: Carport; One garage space
• Utilities: City water (connected); City sewer; Electric water heater
• Home design: Double-wide manufactured home; Adult park (55+); Front entry door; Exterior color: white
• Construction: Built in 1980; Aluminum lap siding; Composition roof; Pier foundation; Mobile home size approximately 24x52 (Silvercrest Kingsbrook model)
• Exterior features: Partially fenced yard; Covered patio; Landscaped; Shed (outbuilding)

Interior

• Kitchen: Dishwasher; Electric built-in range (range included)
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: Two bathrooms on the main level; One bathroom has a walk-in shower
• Heating & cooling: Heat pump for heating and cooling; Electric heating; Forced air
• Interior features: High-speed communication available; Formal dining room
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: schools D-, 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.
• Market conditions: Rents soft (-0.7%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $470 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,980 (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: 2.19% ✓
• Cap rate: 19.37%
• Cash-on-cash: 46.72%
• DSCR: 3.08
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4730 Auburn Rd #158	0.00mi	3/2.0 (+1)	1,288 (+3%)	3mo	$61,500	$48	87
4730 Auburn Rd NE #43	0.00mi	3/2.0 (+1)	1,336 (+7%)	1mo	$134,900	$101	83
4730 Auburn Rd NE #10	0.00mi	2/2.0	1,104 (-12%)	3mo	$92,500	$84	78
4730 NE Auburn Rd #148	0.00mi	3/2.0 (+1)	1,344 (+8%)	7mo	$105,000	$78	76
4730 Auburn Rd NE #95	0.00mi	2/2.0	1,152 (-8%)	13mo	$52,000	$45	76
283 Broadmore Ave NE	0.15mi	3/2.0 (+1)	1,342 (+8%)	2mo	$60,000	$45	74
4637 Amber St NE	0.24mi	2/2.0	1,344 (+8%)	8mo	$37,000	$28	70
4849 State St #34	0.36mi	3/2.0 (+1)	1,248 (0%)	13mo	$126,500	$101	67
148 47th Ave NE	0.29mi	2/2.0	1,128 (-10%)	11mo	$77,000	$68	62
663 Royalty Cir NE	0.36mi	2/2.0	1,404 (+12%)	4mo	$164,900	$117	60
857 Hoffman Rd	0.66mi	3/2.0 (+1)	1,296 (+4%)	6mo	$110,000	$85	53
857 Hoffman Rd NE #11	0.66mi	3/2.0 (+1)	1,296 (+4%)	6mo	$110,000	$85	53

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: 40.7%
• Equity multiple: 2.67×
• Total profit: $31,834
• Equity at exit: $10,139

10-year hold

• IRR: 45.5%
• Equity multiple: 4.76×
• Total profit: $71,660
• Equity at exit: $5,879

Cash invested: $19,040 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$357
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $741

Break-even live

Break-even rent $550

Max offer price $68,000

Occupancy floor 45%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Bayview Way NE Salem, OR	2.0	1.0	850	$1,395	$1.64	14d	3	0.32mi
4611 State St Unit 4611 Salem, OR	2.0	1.0	840	$1,450	$1.73	23d	1	0.33mi
143 Connecticut Ave SE Unit 143 Salem, OR	1.0	1.0	705	$950	$1.35	14d	1	0.38mi
143 Connecticut Ave SE Unit 145 Salem, OR	3.0	1.0	1207	$1,595	$1.32	14d	1	0.38mi
133 Stafford Ln NE Unit 133-103 Salem, OR	2.0	1.0	827	$1,195	$1.44	44d	1	0.47mi
124 Stafford Ln NE Unit 124-203 Salem, OR	3.0	2.0	1052	$1,595	$1.52	44d	1	0.47mi
102 Greencrest St NE Salem, OR	3.0	1.0–2.0	914	$1,918	$2.10	14d	25	0.47mi
4433 Mahrt Ave SE Unit 4437-206 Salem, OR	2.0	2.0	932	$1,525	$1.64	44d	1	0.51mi
4433 Mahrt Ave SE Unit 4435-201 Salem, OR	2.0	2.0	888	$1,525	$1.72	23d	1	0.51mi
4341 Center St NE Salem, OR	2.0	1.0	828	$1,130	$1.36	44d	1	0.59mi
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
4166 State St Salem, OR	2.0	1.0	788	$1,350	$1.71	14d	1	0.61mi
4135 State St Unit 11 Salem, OR	2.0	1.0	820	$1,195	$1.46	44d	1	0.62mi
178 Lancaster Dr SE Salem, OR	2.0	2.0	952	$1,495	$1.57	14d	1	0.82mi
295 Colt Ln NE Salem, OR	3.0	2.0	1052	$1,575	$1.50	14d	1	0.83mi
3880 Auburn Rd NE Unit 3896 Salem, OR	2.0	1.0	850	$1,450	$1.71	44d	1	0.84mi
430 Brittany Way NE Unit 369-421 Salem, OR	2.0	2.0	920	$1,400	$1.52	44d	1	0.86mi
3750-3762 Amber St NE Unit 3762-107 Salem, OR	2.0	2.5	1150	$1,595	$1.39	44d	1	0.88mi
3750-3762 Amber St NE Unit 3758-107 Salem, OR	2.0	2.5	1150	$1,595	$1.39	23d	1	0.88mi
4807 Chinook Ct SE Salem, OR	3.0	1.5	1104	$2,200	$1.99	14d	1	0.97mi
3897 Meadowlawn Loop SE Salem, OR	1.0–3.0	1.0–2.0	962	$1,619	$1.68	14d	26	1.06mi
4776 Buffalo Dr SE Salem, OR	3.0	1.0	1369	$2,150	$1.57	44d	1	1.08mi
3828 Bayonne Dr SE Salem, OR	2.0	1.0	980	$1,299	$1.33	14d	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	44d	3	1.24mi
1415 Lancaster Dr NE Unit 16 Salem, OR	2.0	1.0	850	$1,250	$1.47	44d	1	1.25mi
1415 Lancaster Dr NE Unit 33 Salem, OR	2.0	1.0	850	$1,225	$1.44	44d	1	1.25mi
1415 Lancaster Dr NE Unit 18 Salem, OR	2.0	1.0	850	$1,200	$1.41	44d	1	1.25mi
721-759 Hawthorne Ave NE Unit 733 Salem, OR	2.0	1.0	712	$995	$1.40	44d	1	1.25mi
793 Hawthorne Ave NE Unit 803 Salem, OR	2.0	1.0	750	$1,225	$1.63	14d	1	1.26mi
793 Hawthorne Ave NE Unit 837 Salem, OR	2.0	1.0	750	$1,125	$1.50	14d	1	1.26mi
1415 Lancaster Dr NE Unit 21 Salem, OR	2.0	1.0	850	$1,225	$1.44	14d	1	1.28mi
5192 Caplinger Rd SE Salem, OR	1.0–3.0	1.0–2.0	927	$1,554	$1.67	14d	25	1.29mi
4116 Market St NE Salem, OR	2.0	1.0	858	$1,350	$1.57	44d	1	1.31mi
4116 Market St NE Salem, OR	2.0	1.0	858	$1,350	$1.57	14d	1	1.31mi
4098 Market St NE Unit MT21 Salem, OR	2.0	1.0	900	$1,275	$1.42	23d	1	1.31mi
3293 Center St NE Salem, OR	2.0	1.0	800	$1,145	$1.43	14d	1	1.32mi
3217 Center St NE Salem, OR	2.0	1.0	800	$1,145	$1.43	14d	1	1.34mi

Listing history 15 events

1. 2026-06-18
   days on market $68,000 Active 27 DOM
2. 2026-06-17
   days on market $68,000 Active 26 DOM
3. 2026-06-16
   days on market $68,000 Active 25 DOM
4. 2026-06-15
   days on market $68,000 Active 24 DOM
5. 2026-06-14
   days on market $68,000 Active 22 DOM
6. 2026-06-10
   days on market $68,000 Active 19 DOM
7. 2026-06-09
   days on market $68,000 Active 18 DOM
8. 2026-06-08
   days on market $68,000 Active 17 DOM
9. 2026-06-07
   days on market $68,000 Active 16 DOM
10. 2026-06-03
    days on market $68,000 Active 12 DOM
11. 2026-06-02
    days on market $68,000 Active 11 DOM
12. 2026-06-01
    days on market $68,000 Active 10 DOM
13. 2026-05-31
    days on market $68,000 Active 9 DOM
14. 2026-05-30
    days on market $68,000 Active 8 DOM
15. 2026-05-22
    listed $68,000 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: $597 · $50/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$62/yr (+$5/mo · 10.4%)

ⓘ 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: $17,864
• − Mortgage interest: −$3,809
• − Property taxes: −$597
• − Insurance: −$340
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$1,978
• Taxable income: $8,281
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $6,908/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

1 event — show timeline

• 2026-05-22 Listed $68,000 WVMLS

Property tax history

+3.1%/yr

Latest (2025): $597 · +3.0% YoY. Source: county tax records.