4940 Sunnyside Rd S Unit B-8 · Salem, OR 97306

$60,000

1 bd · 1.0 ba · 572 sqft · Manufactured public records · 127 Days on market

Built 1984

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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 +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated flooring. Updated kitchen and bathroom. Cozy Single wide. Open space for kitchen table and living room with great outside light from big windows. Big covered deck to enjoy outside. Shed with ample storage. Nice gym/rec room for residents as well as a multi use building with kitchen. There is also a beautiful park with tables and benches for walking, sitting or gatherings. All a short walking distance from this unit. RV Storage area for extra charge.

Key facts

• Gym rec room
• Updated flooring
• Updated kitchen

Tags

• UPDATED FLOORING
• UPDATED KITCHEN
• UPDATED BATHROOM
• BIG COVERED DECK
• AMPLE STORAGE
• GYM REC ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 (+1.6%/yr); 272 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).
• This rent is only 14% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 + 1.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $10k; list at $60k implies a 500% gain — meaningful room to come down on a strong offer.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.01% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.50%
• DSCR: 2.80
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 2.47×
• Total profit: $24,764
• Equity at exit: $8,946

10-year hold

• IRR: 41.5%
• Equity multiple: 4.66×
• Total profit: $61,570
• Equity at exit: $5,188

Cash invested: $16,800 (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 97306

• Rents YoY: 1.6%
• Active inventory: 272
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$315
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $567

Break-even live

Break-even rent $487

Max offer price $60,000

Occupancy floor 48%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4810 Sunnyside Rd SE Salem, OR	1.0–3.0	1.0	737	$1,025	$1.39	13d	1	0.09mi
1253 Royvonne Ave SE Unit 03 Salem, OR	2.0	1.0	700	$1,150	$1.64	23d	1	0.28mi
1253 Royvonne Ave SE Unit 29 Salem, OR	2.0	1.0	700	$1,175	$1.68	23d	1	0.28mi
1253 Royvonne Ave SE Salem, OR	2.0	1.0	700	$1,162	$1.66	43d	4	0.28mi
1194 Barnes Ave SE Salem, OR	1.0–2.0	1.0	807	$1,399	$1.73	13d	3	0.29mi
4352 10th Ct SE Unit 4357 Salem, OR	2.0	1.0	750	$1,100	$1.47	43d	1	0.51mi
1040 Lansford Dr SE Unit 1038 Salem, OR	1.0	1.0	558	$1,149	$2.06	23d	1	0.56mi
1040 Lansford Dr SE Unit 1020 Salem, OR	1.0	1.0	558	$1,150	$2.06	21d	1	0.56mi
1040 Lansford Dr SE Unit 1012 Salem, OR	1.0	1.0	558	$1,149	$2.06	43d	1	0.56mi
5463-5487 Commercial St SE Unit 46 Salem, OR	1.0	1.0	687	$1,095	$1.59	23d	1	0.65mi
5775 Commercial St SE Salem, OR	1.0–3.0	1.0–2.0	779	$1,645	$2.11	23d	17	1.15mi
5775 Commercial St SE Salem, OR	1.0–3.0	1.0–2.0	779	$1,575	$2.02	13d	47	1.15mi
4950 Liberty Rd S Unit 56 Salem, OR	1.0	1.0	700	$1,095	$1.56	43d	1	1.21mi
5952 Park Ct SE Salem, OR	1.0–2.0	1.0	742	$1,129	$1.52	13d	11	1.22mi
158 Friendship Ave SE Unit 158-08 Salem, OR	1.0	1.0	572	$1,095	$1.91	43d	1	1.22mi
1162 Harris St SE Salem, OR	2.0	1.0	700	$1,295	$1.85	43d	1	1.24mi
1807 Wiltsey Rd SE Salem, OR	1.0–2.0	1.0–2.0	845	$1,460	$1.73	13d	6	1.25mi
127 Hrubetz Rd SE Unit 127C Salem, OR	1.0	1.0	550	$995	$1.81	43d	1	1.25mi
113 Hrubetz Rd SE Unit 113A Salem, OR	1.0	1.0	550	$995	$1.81	23d	1	1.25mi
3955 Outward Rd SE Salem, OR	1.0–3.0	1.0–2.0	970	$1,399	$1.44	13d	20	1.26mi
120 Hrubetz Rd SE Salem, OR	1.0	1.0	602	$1,350	$2.24	43d	1	1.26mi
4954 Liberty Rd S Salem, OR	1.0	1.0	700	$1,095	$1.56	43d	1	1.27mi
4954 Liberty Rd S Salem, OR	1.0	1.0	700	$1,095	$1.56	23d	1	1.27mi
133 Hrubetz Rd SE Unit 133B Salem, OR	1.0	1.0	550	$995	$1.81	43d	1	1.27mi
4946 Liberty Rd S Unit 10 Salem, OR	1.0	1.0	700	$1,095	$1.56	43d	1	1.27mi
122 Hrubetz Rd SE Salem, OR	1.0–2.0	1.0–2.0	818	$1,485	$1.81	23d	1	1.27mi
4892 Liberty Rd S Salem, OR	1.0–2.0	1.0	806	$1,275	$1.58	13d	12	1.28mi
3962 Liberty Rd S Unit 3962 Salem, OR	1.0	1.0	725	$995	$1.37	43d	1	1.35mi
701 Lockwood Ln S Salem, OR	1.0	1.0	610	$1,395	$2.29	43d	1	1.36mi
701 Lockwood Ln S Unit 711 Salem, OR	1.0	1.0	600	$1,250	$2.08	43d	1	1.36mi
701 Lockwood Ln S Unit 703 Salem, OR	1.0	1.0	450	$1,150	$2.56	43d	1	1.36mi
1691 Waln Dr SE Salem, OR	1.0–2.0	1.0–2.0	955	$1,399	$1.46	13d	6	1.41mi
4788 Skyline Rd S Salem, OR	1.0	1.0	620	$1,125	$1.81	13d	1	1.47mi
3869 Liberty Rd S Salem, OR	1.0	1.0	690	$1,250	$1.81	13d	2	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $60,000 Active 127 DOM
2. 2026-06-17
   days on market $60,000 Active 126 DOM
3. 2026-06-16
   days on market $60,000 Active 125 DOM
4. 2026-06-15
   days on market $60,000 Active 124 DOM
5. 2026-06-14
   days on market $60,000 Active 122 DOM
6. 2026-06-10
   days on market $60,000 Active 119 DOM
7. 2026-06-09
   days on market $60,000 Active 118 DOM
8. 2026-06-08
   days on market $60,000 Active 117 DOM
9. 2026-06-07
   remarks 487-char remark
10. 2026-06-07
    days on market $60,000 Active 116 DOM
11. 2026-06-03
    days on market $60,000 Active 112 DOM
12. 2026-06-02
    days on market $60,000 Active 111 DOM
13. 2026-06-01
    days on market $60,000 Active 110 DOM
14. 2026-05-31
    days on market $60,000 Active 109 DOM
15. 2026-05-30
    days on market $60,000 Active 108 DOM
16. 2026-02-06
    listed $60,000 Active 461-char remark

    Show marketing remark (461 chars)

    Updated flooring. Updated kitchen and bathroom. Cozy Single wide. Open space for kitchen table and living room with great outside light from big windows. Big covered deck to enjoy outside. Shed with ample storage. Nice gym/rec room for residents as well as a multi use building with kitchen. There is also a beautiful park with tables and benches for walking, sitting or gatherings. All a short walking distance from this unit. RV Storage area for extra charge.

17. 2017-03-07
    soldstatus $10,000 Sold 145-char remark

    Show marketing remark (145 chars)

    Sweet single wide manufacture home. Large covered front deck, carport with storage shed. 55+ park rent $406.00 includes water, sewer and garbage.

18. 2017-03-03
    status Pending 145-char remark

    Show marketing remark (145 chars)

    Sweet single wide manufacture home. Large covered front deck, carport with storage shed. 55+ park rent $406.00 includes water, sewer and garbage.

19. 2017-02-27
    historical Active under Contract 145-char remark

    Show marketing remark (145 chars)

    Sweet single wide manufacture home. Large covered front deck, carport with storage shed. 55+ park rent $406.00 includes water, sewer and garbage.

20. 2017-02-22
    price $10,000 145-char remark

    Show marketing remark (145 chars)

    Sweet single wide manufacture home. Large covered front deck, carport with storage shed. 55+ park rent $406.00 includes water, sewer and garbage.

21. 2017-02-06
    status Active 145-char remark

    Show marketing remark (145 chars)

    Sweet single wide manufacture home. Large covered front deck, carport with storage shed. 55+ park rent $406.00 includes water, sewer and garbage.

22. 2017-02-01
    status Pending 145-char remark

    Show marketing remark (145 chars)

    Sweet single wide manufacture home. Large covered front deck, carport with storage shed. 55+ park rent $406.00 includes water, sewer and garbage.

23. 2017-01-25
    historical Active under Contract 145-char remark

    Show marketing remark (145 chars)

    Sweet single wide manufacture home. Large covered front deck, carport with storage shed. 55+ park rent $406.00 includes water, sewer and garbage.

24. 2017-01-23
    listed $13,900 Active 145-char remark

    Show marketing remark (145 chars)

    Sweet single wide manufacture home. Large covered front deck, carport with storage shed. 55+ park rent $406.00 includes water, sewer and garbage.

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$39/yr (+$3/mo · 7.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 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: $14,460
• − Mortgage interest: −$3,361
• − Property taxes: −$543
• − Insurance: −$300
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,745
• Taxable income: $6,197
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $5,317/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): 34,383
• Household income: $101,753
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1437.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 9% Asian 5% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Portuguese 5% Slovak 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 6% Other Asian/Pacific 3% 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: ▼ -335.25%
• Current HPI: 279.7875
• Rent YoY: ▲ 1.64%
• 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

+331.7% since first listed

9 events — show timeline

• 2026-02-06 Listed $60,000 WVMLS
• 2017-03-07 Sold (MLS) $10,000 WVMLS
• 2017-03-03 Pending — WVMLS
• 2017-02-27 Contingent — WVMLS
• 2017-02-22 Price Changed $10,000 WVMLS
• 2017-02-06 Relisted — WVMLS
• 2017-02-01 Pending — WVMLS
• 2017-01-25 Contingent — WVMLS
• 2017-01-23 Listed $13,900 WVMLS

Property tax history

+5.1%/yr

Latest (2025): $543 · +7.6% YoY. Source: county tax records.