1800 Lakewood Ct #127 · Eugene, OR 97402

$74,900

2 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 254 Days on market

Manufactured home Built 1973 Fair condition $55/sqft · 50% below area Est $132k · 43% 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 +4.0/5.0
• Rent growth +2.9/5.0
• Schools +2.9/10.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.4

Listing remarks MLS

Highly motivated seller! This very clean manufactured home in Lakewood Vista sits in one of the most desirable locations in the entire community with rare water frontage! The home offers two comfortable bedrooms and two large bathrooms in a convenient layout. Lakewood Vista is a fifty five plus community with fantastic amenities that include a clubhouse, lounge, indoor pool, workout and weight room, pool tables and shuffle board. Residents may have two pets under thirty five pounds each. Monthly rent includes garbage and cable. The location is peaceful, scenic and you can even cast a line and fish right from your back porch.

Key facts

• Water frontage
• Clubhouse
• Shuffle board

Tags

• WATER FRONTAGE
• CLUBHOUSE
• INDOOR POOL
• WORKOUT AND WEIGHT ROOM
• SHUFFLE BOARD
• FISHING FROM BACK PORCH

🏷️ Possibly a rental listed for sale. The $74,900 price doesn't fit this home's estimated sale value (~$131,825) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 2.8% in Eugene — 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 81/100 on livability (#52 in OR, #1,587 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, cost of living C-, crime D-.
• Bethel SD 52 (urban): math 18% / reading 34% proficiency, ranked #52 of 58 in OR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Malabon Elementary School (math 15% / reading 34%, grade F, #309 of 412 statewide, top 77%, 346 students, 66% FRL); Cascade Middle School (math 17% / reading 32%, grade F, #108 of 128 statewide, top 89%, 342 students, 65% FRL); Willamette High School (math 24% / reading 50%, grade F, #85 of 143 statewide, top 61%, 1,516 students, 35% FRL).
• Market conditions: Rents rising (+1.6%/yr); 401 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $75k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 17.51%
• Cash-on-cash: 40.05%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $131,825
• List price: $74,900
• Delta: -43.18%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Lakewood Ct #134	0.00mi	2/2.0	1,344 (-2%)	3mo	$78,900	$59	95
1800 Lakewood Ct #57	0.00mi	3/2.0 (+1)	1,368 (0%)	1mo	$37,000	$27	94
1800 Lakewood Ct #20	0.00mi	2/2.0	1,368 (0%)	13mo	$34,000	$25	89
1800 Lakewood Ct #57	0.00mi	3/2.0 (+1)	1,368 (0%)	8mo	$36,900	$27	89
1800 Lakewood Ct	0.00mi	3/2.0 (+1)	1,368 (0%)	8mo	$36,900	$27	89
1800 Lakewood Ct #24	0.00mi	3/2.0 (+1)	1,440 (+5%)	0mo	$39,000	$27	86
1800 Lakewood Ct #158	0.00mi	3/2.0 (+1)	1,296 (-5%)	1mo	$27,000	$21	85
1800 Lakewood Ct #88	0.00mi	3/2.0 (+1)	1,392 (+2%)	13mo	$30,000	$22	81
1800 Lakewood Ct #121	0.00mi	2/2.0	1,464 (+7%)	13mo	$87,000	$59	78
1800 Lakewood Ct #63	0.00mi	3/2.0 (+1)	1,248 (-9%)	12mo	$134,000	$107	71
3454 Pattison St	0.22mi	3/2.0 (+1)	1,188 (-13%)	10mo	$300,000	$253	54
1202 N Park Ave	0.50mi	3/2.0 (+1)	1,190 (-13%)	6mo	$108,000	$91	45

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.45×
• Total profit: $30,326
• Equity at exit: $11,168

10-year hold

• IRR: 40.9%
• Equity multiple: 4.59×
• Total profit: $75,375
• Equity at exit: $6,476

Cash invested: $20,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 6 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $84,950 ($64/sqft)
• Median days on market: 75 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +51.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97402

• Rents YoY: 1.6%
• Active inventory: 401
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$393
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$31
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $700

Break-even live

Break-even rent $619

Max offer price $74,900

Occupancy floor 48%

Sensitivity live

Price	-10% $742	-5% $721	+0% $700	+5% $679	+10% $658
Rent	-10% $581	-5% $640	+0% $700	+5% $759	+10% $819
Rate	-1.0pp $738	-0.5pp $719	base $700	+0.5pp $681	+1.0pp $661

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: $18,725
• Closing costs: $2,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 Taft St Eugene, OR	3.0	1.5	966	$1,850	$1.92	63d	1	0.21mi
1246 Hughes St Eugene, OR	3.0	2.0	1200	$2,300	$1.92	63d	1	0.33mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	63d	2	0.36mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	70d	1	0.42mi
1071 Fairfield Ave Eugene, OR	1.0–2.0	1.0–2.0	872	$1,605	$1.84	63d	1	0.62mi
1161 N Park Ave Eugene, OR	3.0	1.0	900	$2,295	$2.55	70d	1	0.62mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	62d	6	0.66mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	62d	24	0.68mi
3466 Royal Ave Eugene, OR	3.0	2.0	1604	$2,550	$1.59	70d	1	0.72mi
3358 Richard Ave Eugene, OR	3.0	1.0	1164	$1,995	$1.71	93d	1	0.73mi
910 Westsprings Dr Eugene, OR	2.0	2.0	990	$1,699	$1.72	62d	1	0.79mi
1642 Zoe Ave Eugene, OR	3.0	2.5	1395	$2,695	$1.93	70d	1	0.80mi
1846 Labona Dr Eugene, OR	3.0	2.0	1501	$2,500	$1.67	62d	1	0.93mi
128 Chase St Eugene, OR	2.0	1.5	1378	$1,895	$1.38	93d	1	1.18mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	93d	1	1.22mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	93d	1	1.34mi
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	93d	1	1.34mi

Listing history 50 events

1. 2026-08-08
   days on market $74,900 Active 254 DOM
2. 2026-08-07
   days on market $74,900 Active 253 DOM
3. 2026-08-06
   days on market $74,900 Active 252 DOM
4. 2026-08-05
   days on market $74,900 Active 251 DOM
5. 2026-08-04
   days on market $74,900 Active 250 DOM
6. 2026-08-03
   days on market $74,900 Active 249 DOM
7. 2026-07-31
   days on market $74,900 Active 246 DOM
8. 2026-07-30
   days on market $74,900 Active 245 DOM
9. 2026-07-29
   days on market $74,900 Active 244 DOM
10. 2026-07-27
    days on market $74,900 Active 242 DOM
11. 2026-07-25
    days on market $74,900 Active 240 DOM
12. 2026-07-24
    days on market $74,900 Active 239 DOM
13. 2026-07-23
    days on market $74,900 Active 238 DOM
14. 2026-07-22
    days on market $74,900 Active 237 DOM
15. 2026-07-21
    pricedays on market $74,900 Active 236 DOM
16. 2026-07-18
    days on market $77,000 Active 233 DOM
17. 2026-07-16
    days on market $77,000 Active 231 DOM
18. 2026-07-16
    days on market $77,000 Active 230 DOM
19. 2026-07-14
    days on market $77,000 Active 229 DOM
20. 2026-07-13
    days on market $77,000 Active 228 DOM
21. 2026-07-12
    days on market $77,000 Active 227 DOM
22. 2026-07-11
    days on market $77,000 Active 226 DOM
23. 2026-07-10
    days on market $77,000 Active 225 DOM
24. 2026-07-09
    days on market $77,000 Active 224 DOM
25. 2026-07-08
    days on market $77,000 Active 223 DOM
26. 2026-07-07
    days on market $77,000 Active 222 DOM
27. 2026-07-06
    days on market $77,000 Active 221 DOM
28. 2026-07-05
    days on market $77,000 Active 220 DOM
29. 2026-07-04
    days on market $77,000 Active 219 DOM
30. 2026-07-03
    days on market $77,000 Active 218 DOM
31. 2026-07-02
    days on market $77,000 Active 217 DOM
32. 2026-07-01
    days on market $77,000 Active 216 DOM
33. 2026-06-30
    days on market $77,000 Active 215 DOM
34. 2026-06-29
    days on market $77,000 Active 214 DOM
35. 2026-06-28
    days on market $77,000 Active 213 DOM
36. 2026-06-28
    days on market $77,000 Active 212 DOM
37. 2026-06-27
    days on market $77,000 Active 211 DOM
38. 2026-06-25
    days on market $77,000 Active 209 DOM
39. 2026-06-23
    days on market $77,000 Active 207 DOM
40. 2026-06-21
    days on market $77,000 Active 206 DOM
41. 2026-06-18
    days on market $77,000 Active 203 DOM
42. 2026-06-17
    days on market $77,000 Active 202 DOM
43. 2026-06-16
    days on market $77,000 Active 201 DOM
44. 2026-06-15
    days on market $77,000 Active 200 DOM
45. 2026-06-14
    days on market $77,000 Active 198 DOM
46. 2026-06-10
    days on market $77,000 Active 195 DOM
47. 2026-06-09
    days on market $77,000 Active 194 DOM
48. 2026-06-08
    days on market $77,000 Active 193 DOM
49. 2026-06-07
    days on market $77,000 Active 192 DOM
50. 2026-06-03
    days on market $77,000 Active 188 DOM

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $777 · $65/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 1/10 Low
• 🌡 Heat 4/10 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: $18,056
• − Mortgage interest: −$4,196
• − Property taxes: −$777
• − Insurance: −$374
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$2,179
• Taxable income: $7,641
• Est. tax owed @ 24.0%: −$1,834
• After-tax cash flow: $6,565/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $34,200–$61,560 screening

This manufactured home in Lakewood Vista requires moderate repairs and updates to its kitchen and bathrooms, but has a good foundation and curb appeal. A fresh coat of paint and modern updates would significantly enhance its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Minor bathroom fixtures — standard fixtures, but could be updated

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace kitchen cabinets and appliances — modernizes the space and increases appeal ↑
• Both update bathroom fixtures — improves functionality and resale value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Malabon Elementary School F OR #309/412 Nat'l #30,036/41,679 Middle Cascade Middle School F OR #108/128 Nat'l #10,474/14,009 High Willamette High School F OR #85/143 Nat'l #9,001/17,239

Schools (NCES district)

• District: Bethel SD 52
• NCES district ID: 4102040
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $47,860
• Composite: 22.62/100
• National rank: #8066
• State rank: #52 of 58 in OR

A Composite livability gradescore 81/100

Livability — Eugene

• Score: 81/100
• State rank: #52
• US rank: #1587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eugene, OR
• County: Lane County · 391,933 people
• City population: 215,212
• Metro: Eugene-Springfield, OR
• Population (ZIP): 53,823
• Household income: $57,658
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 14% of renters

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Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 11% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1%

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Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -437.20%
• Current HPI: 298.1167
• Rent YoY: ▲ 1.58%
• Metro: Eugene-Springfield, OR
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+60.4% since first listed

10 events — show timeline

• 2026-04-26 Relisted — RMLS
• 2026-04-18 Pending — RMLS
• 2026-04-08 Price Changed $77,000 RMLS
• 2026-01-22 Price Changed $79,000 RMLS
• 2026-01-07 Relisted — RMLS
• 2026-01-01 Pending — RMLS
• 2025-11-12 Listed $84,000 RMLS
• 2008-08-04 Sold (MLS) $42,900 RMLS
• 2008-07-15 Delisted — RMLS
• 2008-06-05 Listed $48,000 RMLS

Property tax history

+2.3%/yr

Latest (2025): $777 · +2.6% YoY. Source: county tax records.