4875 NE Wyoming Cir · Hayesville, OR 97305

$99,000

3 bd · 2.0 ba · 2,912 sqft · Manufactured · 220 Days on market

Built 2007 Fair condition $34/sqft · 64% below area ↓ 20% 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 +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful top of the Line Karsten Dbl-wide 3 Bedroom /2 Full Baths, 1456 sq.ft. Manufactured Home offers exceptional comfort, quality and accessibility in a family oriented and friendly park community.It has a built-in ramp and wide entry back door Featuring a Fully fenced yard and spacious front deck. This home is thoughtfully designed for easy access and accommodation for handicapped needs.The Primary Bedroom has been fully remodeled with a beautifully tiled roll-in shower and floor. The kitchen offers plenty of workspace and storage, including a pantry, newer LG refrigerator (under 2 yrs. old) Built-in microwave(around 2 yrs old) Dishwasher, and electric range. A High efficiency Washer & Dryer are also included. Additional highlights; Sale includes 2 storage sheds in excellent condition, a small elec. fireplace and an elec. lawnmower at no expressed value.Tie Downs in place. Buyer to do due diligence on sq. footage. Park has direct access to nearby Elementary school. This home combines comfort, practicality and thoughtful updates-Ready for you to move in and make it your own.

Key facts

• Great kitchen
• Fully fenced
• Remodeled bathroom

Tags

• FULLY FENCED
• LARGE FRONT DECK
• WHEELCHAIR ACCESSIBLE
• REMODELED BATHROOM
• ROLL IN SHOWER
• GREAT KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.8% vs local median 3.1% in Hayesville — 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 (#63 in OR, #2,298 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, amenities 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: 175 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $684 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 + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 3.14% ✓
• Cap rate: 27.79%
• Cash-on-cash: 76.77%
• DSCR: 4.42
• GRM: 2.7

CMA / ARV

• ARV (median comp): $272,500
• List price: $99,000
• Delta: -63.67%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4875 NE Wyoming Cir	0.00mi	3/2.0	2,912 (0%)	1mo	$85,000	$29	99

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: 76.8%
• Equity multiple: 4.50×
• Total profit: $96,955
• Equity at exit: $14,761

10-year hold

• IRR: 80.4%
• Equity multiple: 9.30×
• Total profit: $230,059
• Equity at exit: $8,560

Cash invested: $27,720 (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: 2.7×

Monthly cashflow live

• Estimated rent: $3,111 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $1,773

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 38%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4373 Hearth St NE Salem, OR	4.0	3.0	2152	$3,195	$1.48	23d	1	1.02mi
4538 Nicholas Ct NE Salem, OR	4.0	2.5	2000	$2,995	$1.50	44d	1	1.31mi

Listing history 4 events

1. 2026-05-17
   status Active 1099-char remark

   Show marketing remark (1099 chars)

   Beautiful top of the Line Karsten Dbl-wide 3 Bedroom /2 Full Baths, 1456 sq.ft. Manufactured Home offers exceptional comfort, quality and accessibility in a family oriented and friendly park community.It has a built-in ramp and wide entry back door Featuring a Fully fenced yard and spacious front deck. This home is thoughtfully designed for easy access and accommodation for handicapped needs.The Primary Bedroom has been fully remodeled with a beautifully tiled roll-in shower and floor. The kitchen offers plenty of workspace and storage, including a pantry, newer LG refrigerator (under 2 yrs. old) Built-in microwave(around 2 yrs old) Dishwasher, and electric range. A High efficiency Washer & Dryer are also included. Additional highlights; Sale includes 2 storage sheds in excellent condition, a small elec. fireplace and an elec. lawnmower at no expressed value.Tie Downs in place. Buyer to do due diligence on sq. footage. Park has direct access to nearby Elementary school. This home combines comfort, practicality and thoughtful updates-Ready for you to move in and make it your own.

2. 2026-04-27
   price $100,000 1099-char remark

   Show marketing remark (1099 chars)

   Beautiful top of the Line Karsten Dbl-wide 3 Bedroom /2 Full Baths, 1456 sq.ft. Manufactured Home offers exceptional comfort, quality and accessibility in a family oriented and friendly park community.It has a built-in ramp and wide entry back door Featuring a Fully fenced yard and spacious front deck. This home is thoughtfully designed for easy access and accommodation for handicapped needs.The Primary Bedroom has been fully remodeled with a beautifully tiled roll-in shower and floor. The kitchen offers plenty of workspace and storage, including a pantry, newer LG refrigerator (under 2 yrs. old) Built-in microwave(around 2 yrs old) Dishwasher, and electric range. A High efficiency Washer & Dryer are also included. Additional highlights; Sale includes 2 storage sheds in excellent condition, a small elec. fireplace and an elec. lawnmower at no expressed value.Tie Downs in place. Buyer to do due diligence on sq. footage. Park has direct access to nearby Elementary school. This home combines comfort, practicality and thoughtful updates-Ready for you to move in and make it your own.

3. 2026-02-19
   price $110,000 1099-char remark

   Show marketing remark (1099 chars)

   Beautiful top of the Line Karsten Dbl-wide 3 Bedroom /2 Full Baths, 1456 sq.ft. Manufactured Home offers exceptional comfort, quality and accessibility in a family oriented and friendly park community.It has a built-in ramp and wide entry back door Featuring a Fully fenced yard and spacious front deck. This home is thoughtfully designed for easy access and accommodation for handicapped needs.The Primary Bedroom has been fully remodeled with a beautifully tiled roll-in shower and floor. The kitchen offers plenty of workspace and storage, including a pantry, newer LG refrigerator (under 2 yrs. old) Built-in microwave(around 2 yrs old) Dishwasher, and electric range. A High efficiency Washer & Dryer are also included. Additional highlights; Sale includes 2 storage sheds in excellent condition, a small elec. fireplace and an elec. lawnmower at no expressed value.Tie Downs in place. Buyer to do due diligence on sq. footage. Park has direct access to nearby Elementary school. This home combines comfort, practicality and thoughtful updates-Ready for you to move in and make it your own.

4. 2025-10-15
   listed $125,000 Active 1099-char remark

   Show marketing remark (1099 chars)

   Beautiful top of the Line Karsten Dbl-wide 3 Bedroom /2 Full Baths, 1456 sq.ft. Manufactured Home offers exceptional comfort, quality and accessibility in a family oriented and friendly park community.It has a built-in ramp and wide entry back door Featuring a Fully fenced yard and spacious front deck. This home is thoughtfully designed for easy access and accommodation for handicapped needs.The Primary Bedroom has been fully remodeled with a beautifully tiled roll-in shower and floor. The kitchen offers plenty of workspace and storage, including a pantry, newer LG refrigerator (under 2 yrs. old) Built-in microwave(around 2 yrs old) Dishwasher, and electric range. A High efficiency Washer & Dryer are also included. Additional highlights; Sale includes 2 storage sheds in excellent condition, a small elec. fireplace and an elec. lawnmower at no expressed value.Tie Downs in place. Buyer to do due diligence on sq. footage. Park has direct access to nearby Elementary school. This home combines comfort, practicality and thoughtful updates-Ready for you to move in and make it your own.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $37,330
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$2,880
• Taxable income: $20,952
• Est. tax owed @ 24.0%: −$5,028
• After-tax cash flow: $16,253/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen and bathrooms, as well as the exterior landscaping. With some updates, it could be a solid investment.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathroom fixtures — Dated appearance
• Minor Landscaping — Could be improved for curb appeal

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace bathroom fixtures — Modern fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Moderate	$3,000–15,000
Landscaping · Could be improved for curb appeal	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — Modern fixtures enhance functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hayesville

• Score: 79/100
• State rank: #63
• US rank: #2298

Category grades

Amenities F Commute A+ Cost of living A- Crime F Employment B- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayesville, 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

-20.0% since first listed

4 events — show timeline

• 2026-05-17 Relisted — RMLS
• 2026-04-27 Price Changed $100,000 RMLS
• 2026-02-19 Price Changed $110,000 RMLS
• 2025-10-15 Listed $125,000 RMLS