Investment metrics, interactive calculators, and data-driven analysis for Salem rental properties.
Pre-filled with Salem medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Salem.
Salem, OR has a population of 183,000 and has been growing at 0.8% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $360,000 paired with median rents of $1,480/mo produces an estimated cap rate of 2.93%.
Property taxes at 0.95% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 6.4x, homes cost about 6.4 times the local median income of $56,200. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 2.5% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Salem is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.