4475 Daisy St #87 · Springfield, OR 97478

$35,000

3 bd · 1.0 ba · 910 sqft · Manufactured public records · 102 Days on market

Built 1974 $38/sqft · 36% below area Est $55k · 36% 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

Welcome to this 3 bedroom, 1 bathroom manufactured home in the Country Manor Mobile Home Park in Springfield Oregon. The open floor plan creates a bright and inviting living space, perfect for entertaining or everyday living. Enjoy a large, functional kitchen with plenty of counter space, hardwood laminate floors throughout, and an indoor utility area for convenience. Step outside to a spacious covered front porch or park your vehicle under the attached carport. This home combines comfort, practicality, and a welcoming community. Schedule your private showing today!

Key facts

• Covered front porch
• Open floor plan
• Indoor utility area

Tags

• OPEN FLOOR PLAN
• LARGE FUNCTIONAL KITCHEN
• HARDWOOD LAMINATE FLOORS
• INDOOR UTILITY AREA
• COVERED FRONT PORCH
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 44.5% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 4.90% ✓
• Cap rate: 44.48%
• Cash-on-cash: 136.38%
• DSCR: 7.07
• GRM: 1.7

CMA / ARV

• ARV (median comp): $55,000
• List price: $35,000
• Delta: -36.36%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4475 Daisy St	0.04mi	3/2.0	1,008 (+11%)	2mo	$41,500	$41	75
463 S 46th St	0.20mi	2/2.0 (-1)	975 (+7%)	14mo	$285,000	$292	58

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.73×
• Total profit: $65,952
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 16.47×
• Total profit: $151,603
• Equity at exit: $3,026

Cash invested: $9,800 (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 97478

• Rents YoY: 3.4%
• Active inventory: 263
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $1,114

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 30%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 S 47th St Unit B Springfield, OR	2.0	1.0	940	$1,150	$1.22	21d	1	0.34mi
4625 Main St Unit 8 Springfield, OR	2.0	1.0	650	$1,250	$1.92	13d	1	0.36mi
4885 Aster St Springfield, OR	2.0	1.5	1000	$1,734	$1.73	13d	18	0.51mi
4830 Elderberry Loop Springfield, OR	2.0	1.0	950	$1,595	$1.68	44d	1	0.54mi
219 S 40th St Unit 221s40th Springfield, OR	3.0	1.5	1042	$1,645	$1.58	13d	1	0.62mi
4800 B St Springfield, OR	2.0	2.0	968	$1,662	$1.72	13d	1	0.65mi
4086 B St Springfield, OR	2.0–3.0	1.0–2.0	901	$2,100	$2.33	13d	6	0.66mi
403 S 37th Pl Springfield, OR	3.0	1.0	980	$1,995	$2.04	21d	1	0.74mi
3785 Main St Springfield, OR	2.0	1.0	850	$1,645	$1.94	21d	1	0.77mi
5040 E St #12 Springfield, OR	3.0	1.0	912	$1,895	$2.08	44d	1	0.97mi
5040 E St #21 Springfield, OR	3.0	1.0	1000	$1,795	$1.79	13d	1	0.97mi
5040 E St #1 Springfield, OR	3.0	1.0	1000	$1,895	$1.90	13d	1	0.97mi
176 S 53rd St Unit 04 Springfield, OR	2.0	1.5	971	$1,250	$1.29	44d	1	1.03mi
5312 Main St Unit 14 Springfield, OR	2.0	1.0	780	$1,199	$1.54	44d	1	1.10mi
5312 Main St Unit 13 Springfield, OR	2.0	1.0	780	$1,299	$1.67	44d	1	1.10mi

Listing history 17 events

1. 2026-06-18
   days on market $35,000 Active 102 DOM
2. 2026-06-17
   days on market $35,000 Active 101 DOM
3. 2026-06-16
   days on market $35,000 Active 100 DOM
4. 2026-06-15
   days on market $35,000 Active 99 DOM
5. 2026-06-14
   days on market $35,000 Active 97 DOM
6. 2026-06-10
   days on market $35,000 Active 94 DOM
7. 2026-06-09
   days on market $35,000 Active 93 DOM
8. 2026-06-08
   days on market $35,000 Active 92 DOM
9. 2026-06-07
   days on market $35,000 Active 91 DOM
10. 2026-06-03
    days on market $35,000 Active 87 DOM
11. 2026-06-02
    days on market $35,000 Active 86 DOM
12. 2026-06-01
    days on market $35,000 Active 85 DOM
13. 2026-05-31
    days on market $35,000 Active 84 DOM
14. 2026-05-30
    days on market $35,000 Active 83 DOM
15. 2026-03-22
    status Active 572-char remark

    Show marketing remark (572 chars)

    Welcome to this 3 bedroom, 1 bathroom manufactured home in the Country Manor Mobile Home Park in Springfield Oregon. The open floor plan creates a bright and inviting living space, perfect for entertaining or everyday living. Enjoy a large, functional kitchen with plenty of counter space, hardwood laminate floors throughout, and an indoor utility area for convenience. Step outside to a spacious covered front porch or park your vehicle under the attached carport. This home combines comfort, practicality, and a welcoming community. Schedule your private showing today!

16. 2026-03-17
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Welcome to this 3 bedroom, 1 bathroom manufactured home in the Country Manor Mobile Home Park in Springfield Oregon. The open floor plan creates a bright and inviting living space, perfect for entertaining or everyday living. Enjoy a large, functional kitchen with plenty of counter space, hardwood laminate floors throughout, and an indoor utility area for convenience. Step outside to a spacious covered front porch or park your vehicle under the attached carport. This home combines comfort, practicality, and a welcoming community. Schedule your private showing today!

17. 2026-03-04
    listed $35,000 Active 572-char remark

    Show marketing remark (572 chars)

    Welcome to this 3 bedroom, 1 bathroom manufactured home in the Country Manor Mobile Home Park in Springfield Oregon. The open floor plan creates a bright and inviting living space, perfect for entertaining or everyday living. Enjoy a large, functional kitchen with plenty of counter space, hardwood laminate floors throughout, and an indoor utility area for convenience. Step outside to a spacious covered front porch or park your vehicle under the attached carport. This home combines comfort, practicality, and a welcoming community. Schedule your private showing today!

ⓘ 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 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,593
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$1,018
• Taxable income: $13,619
• Est. tax owed @ 24.0%: −$3,269
• After-tax cash flow: $10,097/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

3 events — show timeline

• 2026-03-22 Relisted — RMLS
• 2026-03-17 Pending — RMLS
• 2026-03-04 Listed $35,000 RMLS

Property tax history

-40.3%/yr

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