205 S 54th St #10 · Springfield, OR 97478

$24,900

1 bd · 1.0 ba · 390 sqft · Manufactured public records · 63 Days on market

Built 1966 $64/sqft · 22% below area Est $35k · 28% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable and move-in ready 1-bedroom, 1-bath manufactured home in Chalet Village, a vibrant 55+ community rich with amenities! Built in 1966, this charming home has been thoughtfully updated with newer double-pane windows, vinyl plank flooring, fresh interior paint, and beautiful granite countertops.Enjoy easy access with a wheelchair ramp leading to the front door, plus a fully fenced yard. This home features forced air heating and wall A/C units for year-round comfort. Outside, you’ll find a covered carport with two convenient storage sheds, along with a cozy covered patio seating area—perfect for relaxing.Offered at under $30,000, this low-maintenance home can even be sold furnished, making it an excellent option for those looking to relocate or enjoy a fresh start. Chalet Village offers a welcoming, connected lifestyle with amenities including a clubhouse with a community kitchen, dining hall, TV lounge, pool tables, a coin operated laundry facility, saunas and a seasonal pool. Space rent is $1,015/month; buyer must be park-approved. Don’t miss this affordable opportunity—schedule your private tour today!

Key facts

• Covered carport
• Covered patio
• Wheelchair ramp

Tags

• WHEELCHAIR RAMP
• FULLY FENCED YARD
• COVERED CARPORT
• STORAGE SHEDS
• COVERED PATIO

🏷️ Possibly a rental listed for sale. The $24,900 price doesn't fit this home's estimated sale value (~$34,519) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 46.7% vs local median 3.0% in Springfield — 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 83/100 on livability (#40 in OR, #934 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools D+, crime D+, employment D+.
• Springfield SD 19 (suburban): math 19% / reading 38% proficiency, ranked #48 of 58 in OR (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.4%/yr); 263 active listings in the ZIP; solid renter incomes; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 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 + 3.4% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $25k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.14% ✓
• Cap rate: 46.69%
• Cash-on-cash: 144.27%
• DSCR: 7.42
• GRM: 1.6

CMA / ARV

• ARV (median comp): $34,519
• List price: $24,900
• Delta: -27.87%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.15×
• Total profit: $49,860
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 17.39×
• Total profit: $114,266
• Equity at exit: $2,153

Cash invested: $6,972 (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 →

ZIP-level market 97478

• Rents YoY: 3.4%
• Active inventory: 263
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $838

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 29%

Sensitivity live

Price	-10% $855	-5% $847	+0% $838	+5% $830	+10% $821
Rent	-10% $737	-5% $788	+0% $838	+5% $889	+10% $939
Rate	-1.0pp $851	-0.5pp $845	base $838	+0.5pp $832	+1.0pp $825

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $24,900 Active 63 DOM
2. 2026-06-17
   days on market $24,900 Active 62 DOM
3. 2026-06-16
   days on market $24,900 Active 61 DOM
4. 2026-06-15
   days on market $24,900 Active 60 DOM
5. 2026-06-14
   pricedays on market $24,900 Active 58 DOM
6. 2026-06-10
   days on market $29,900 Active 55 DOM
7. 2026-06-09
   days on market $29,900 Active 54 DOM
8. 2026-06-08
   days on market $29,900 Active 53 DOM
9. 2026-06-07
   days on market $29,900 Active 52 DOM
10. 2026-06-03
    days on market $29,900 Active 48 DOM
11. 2026-06-02
    days on market $29,900 Active 47 DOM
12. 2026-06-01
    days on market $29,900 Active 46 DOM
13. 2026-05-31
    days on market $29,900 Active 45 DOM
14. 2026-05-30
    days on market $29,900 Active 44 DOM
15. 2026-04-16
    listed $29,900 Active 1152-char remark

    Show marketing remark (1152 chars)

    Adorable and move-in ready 1-bedroom, 1-bath manufactured home in Chalet Village, a vibrant 55+ community rich with amenities! Built in 1966, this charming home has been thoughtfully updated with newer double-pane windows, vinyl plank flooring, fresh interior paint, and beautiful granite countertops.Enjoy easy access with a wheelchair ramp leading to the front door, plus a fully fenced yard. This home features forced air heating and wall A/C units for year-round comfort. Outside, you’ll find a covered carport with two convenient storage sheds, along with a cozy covered patio seating area—perfect for relaxing.Offered at under $30,000, this low-maintenance home can even be sold furnished, making it an excellent option for those looking to relocate or enjoy a fresh start. Chalet Village offers a welcoming, connected lifestyle with amenities including a clubhouse with a community kitchen, dining hall, TV lounge, pool tables, a coin operated laundry facility, saunas and a seasonal pool. Space rent is $1,015/month; buyer must be park-approved. Don’t miss this affordable opportunity—schedule your private tour today!

16. 2018-11-06
    soldstatus $7,500 Sold 305-char remark

    Show marketing remark (305 chars)

    Cute home in 55+ community with a newer membrane roof, newer paint, laminate flooring, vinyl flooring and windows. Nice granite kitchen countertops too. Must be park approved in this 55+ community. HOA dues include party room, pool and laundry facilities. Call to schedule your viewing appointment soon!

17. 2018-10-26
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Cute home in 55+ community with a newer membrane roof, newer paint, laminate flooring, vinyl flooring and windows. Nice granite kitchen countertops too. Must be park approved in this 55+ community. HOA dues include party room, pool and laundry facilities. Call to schedule your viewing appointment soon!

18. 2018-10-24
    price $9,000 305-char remark

    Show marketing remark (305 chars)

    Cute home in 55+ community with a newer membrane roof, newer paint, laminate flooring, vinyl flooring and windows. Nice granite kitchen countertops too. Must be park approved in this 55+ community. HOA dues include party room, pool and laundry facilities. Call to schedule your viewing appointment soon!

19. 2018-08-31
    listed $13,500 Active 305-char remark

    Show marketing remark (305 chars)

    Cute home in 55+ community with a newer membrane roof, newer paint, laminate flooring, vinyl flooring and windows. Nice granite kitchen countertops too. Must be park approved in this 55+ community. HOA dues include party room, pool and laundry facilities. Call to schedule your viewing appointment soon!

20. 2017-11-21
    soldstatus $13,000 Sold
21. 2017-11-17
    status Pending
22. 2017-11-01
    historical
23. 2017-10-23
    price $13,000
24. 2017-09-18
    listed $14,000 Active
25. 2017-09-18
    status Active

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,346
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$724
• Taxable income: $10,273
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $7,593/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: Springfield SD 19
• NCES district ID: 4111670
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $42,236
• Composite: 24.14/100
• National rank: #7746
• State rank: #48 of 58 in OR

Livability — Springfield

• Score: 83/100
• State rank: #40
• US rank: #934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, OR
• County: Lane County · 310,476 people
• City population: 76,907
• Metro: Eugene-Springfield, OR
• Population (ZIP): 39,373
• Household income: $80,086
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 904.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 9% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5% Tagalog/Filipino 1%

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: ▼ -395.83%
• Current HPI: 302.9203
• Rent YoY: ▲ 3.38%
• Metro: Eugene-Springfield, 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

+113.6% since first listed

11 events — show timeline

• 2026-04-16 Listed $29,900 RMLS
• 2018-11-06 Sold (MLS) $7,500 RMLS
• 2018-10-26 Pending — RMLS
• 2018-10-24 Price Changed $9,000 RMLS
• 2018-08-31 Listed $13,500 RMLS
• 2017-11-21 Sold (MLS) $13,000 RMLS
• 2017-11-17 Pending — RMLS
• 2017-11-01 Delisted — RMLS
• 2017-10-23 Price Changed $13,000 RMLS
• 2017-09-18 Listed $14,000 RMLS
• 2017-09-18 Relisted — RMLS

Property tax history

-34.0%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.