1475 Green Acres Rd #76 · Eugene, OR 97408

$55,500

2 bd · 2.0 ba · 784 sqft · Manufactured public records · 274 Days on market

Built 2013 $71/sqft · 78% above area ↓ 24% 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
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very good value for this newer home in excellent condition throughout. Nothing to fix or repair! Kitchen is open to dining and living room areas. Very good light from many large windows. Great separation with the 2nd bedroom and main bathroom on the front of the home and the primary bedroom with attached bath in the back. Two closets in both bedrooms. Turn-key! Buy it and move in! Sellers are very motivated! Falcon Wood Village is a well-kept, beautiful, 55 and older park. The community offers resort-style amenities such as a pool, hot tub, picnic area, library, and an on-site post office—all included in the space rent of $1124 per month. Centrally located with easy access to shopping Belt Line and the Delta Freeway that takes you to Valley River Center, downtown Eugene and the U of O. You'll want to see this beautiful home. NOTE: Sellers will consider land, a small house or duplex as a trade on this home and pay you cash difference if you have extra equity.

Key facts

• Community pool
• Built 2013
• Listed 274 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $56k.

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 $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.9% 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-.
• Eugene SD 4J (urban): math 45% / reading 55% proficiency, ranked #10 of 58 in OR (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gilham Elementary School (math 54% / reading 54%, grade C, #79 of 412 statewide, top 21%, 584 students, 36% FRL); Cal Young Middle School (math 32% / reading 52%, grade D-, #38 of 128 statewide, top 31%, 494 students, 48% FRL); Sheldon High School (math 70% / reading 70%, grade B, #14 of 143 statewide, top 10%, 1,525 students, 37% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 106 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $384 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 + 4.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 3.42% ✓
• Cap rate: 30.90%
• Cash-on-cash: 87.90%
• DSCR: 4.91
• GRM: 2.4

CMA / ARV

• ARV (median comp): $31,208
• List price: $55,500
• Delta: 77.84%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1475 Green Acres Rd #66	0.00mi	2/2.0	800 (+2%)	7mo	$10,000	$13	91
1475 Green Acres Rd #10	0.00mi	2/2.0	800 (+2%)	7mo	$65,000	$81	91
1475 Green Acres Rd #168	0.00mi	2/1.0	770 (-2%)	3mo	$28,000	$36	90
1475 Green Acres Rd #146	0.00mi	2/1.0	768 (-2%)	11mo	$32,000	$42	84
1475 Green Acres Rd #108	0.00mi	2/2.0	738 (-6%)	8mo	$52,500	$71	83
1475 Green Acres Rd #120	0.00mi	2/2.0	738 (-6%)	21mo	$52,000	$70	73
1475 Green Acres Rd #52	0.00mi	2/1.0	896 (+14%)	12mo	$26,000	$29	62

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 84.2%
• Equity multiple: 4.94×
• Total profit: $61,196
• Equity at exit: $8,275

10-year hold

• IRR: 87.7%
• Equity multiple: 10.60×
• Total profit: $149,241
• Equity at exit: $4,799

Cash invested: $15,540 (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 97408

• Rents YoY: 4.0%
• Active inventory: 106
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$291
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,072

Break-even live

Break-even rent $541

Max offer price $55,500

Occupancy floor 39%

Sensitivity live

Price	-10% $1,103	-5% $1,088	+0% $1,072	+5% $1,056	+10% $1,040
Rent	-10% $922	-5% $997	+0% $1,072	+5% $1,147	+10% $1,222
Rate	-1.0pp $1,100	-0.5pp $1,086	base $1,072	+0.5pp $1,057	+1.0pp $1,043

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: $13,875
• Closing costs: $1,665
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Norkenzie Rd Eugene, OR	2.0	1.5	980	$1,445	$1.47	45d	1	0.42mi
3328 Lake Glenn Dr Eugene, OR	2.0	1.0	1114	$1,800	$1.62	45d	1	0.50mi
1877 Brewer Ave Eugene, OR	3.0–4.0	1.0–1.5	1102	$1,649	$1.50	15d	2	0.64mi
3950 Goodpasture Loop Eugene, OR	1.0	1.0	634	$1,564	$2.46	15d	5	0.69mi
1440 John Day Dr Eugene, OR	1.0–3.0	1.0–2.5	1050	$2,349	$2.24	15d	38	0.75mi
2356 Crescent Ave Eugene, OR	2.0	1.0	810	$1,595	$1.97	45d	1	0.76mi
3610 Goodpasture Loop Eugene, OR	1.0–2.0	1.0–2.0	802	$2,299	$2.87	15d	15	0.76mi
3570 Goodpasture Loop Eugene, OR	2.0	2.0	1000	$1,999	$2.00	45d	1	0.81mi
1844 Happy Ln Eugene, OR	1.0	1.0–2.0	1040	$1,692	$1.63	15d	5	0.95mi
1367 Umpqua Ave Eugene, OR	1.0–2.0	1.0–2.0	850	$2,675	$3.15	15d	46	0.97mi
2948 Matt Dr Eugene, OR	2.0	2.0	1005	$1,850	$1.84	45d	1	0.97mi
2459 Lakeview Dr Eugene, OR	1.0–3.0	1.0–2.0	966	$1,790	$1.85	15d	24	1.05mi
1150 Darlene Ln Eugene, OR	1.0–2.0	1.0–2.5	924	$2,285	$2.47	15d	16	1.15mi
2847 Tennyson Ave Eugene, OR	3.0	1.0–2.0	902	$2,178	$2.41	15d	8	1.15mi
1800 Cal Young Rd Eugene, OR	1.0–2.0	1.0–2.0	887	$1,830	$2.06	15d	9	1.23mi
1740 Adkins St Eugene, OR	2.0	1.0	1044	$1,850	$1.77	15d	8	1.41mi
2555 Willakenzie Rd Eugene, OR	1.0–2.0	1.0	732	$1,579	$2.16	15d	12	1.41mi

Listing history 22 events

1. 2026-06-22
   days on market $55,500 Active 274 DOM
2. 2026-06-18
   days on market $55,500 Active 271 DOM
3. 2026-06-17
   days on market $55,500 Active 270 DOM
4. 2026-06-16
   days on market $55,500 Active 269 DOM
5. 2026-06-15
   days on market $55,500 Active 268 DOM
6. 2026-06-14
   pricedays on market $55,500 Active 266 DOM
7. 2026-06-13
   days on market $64,500 Active 265 DOM
8. 2026-06-10
   days on market $64,500 Active 263 DOM
9. 2026-06-09
   days on market $64,500 Active 262 DOM
10. 2026-06-08
    days on market $64,500 Active 261 DOM
11. 2026-06-07
    days on market $64,500 Active 260 DOM
12. 2026-06-05
    days on market $64,500 Active 257 DOM
13. 2026-06-03
    days on market $64,500 Active 256 DOM
14. 2026-06-02
    days on market $64,500 Active 255 DOM
15. 2026-06-01
    days on market $64,500 Active 254 DOM
16. 2026-05-31
    days on market $64,500 Active 253 DOM
17. 2026-05-30
    days on market $64,500 Active 252 DOM
18. 2026-04-11
    price $64,500 979-char remark

    Show marketing remark (979 chars)

    Very good value for this newer home in excellent condition throughout. Nothing to fix or repair! Kitchen is open to dining and living room areas. Very good light from many large windows. Great separation with the 2nd bedroom and main bathroom on the front of the home and the primary bedroom with attached bath in the back. Two closets in both bedrooms. Turn-key! Buy it and move in! Sellers are very motivated! Falcon Wood Village is a well-kept, beautiful, 55 and older park. The community offers resort-style amenities such as a pool, hot tub, picnic area, library, and an on-site post office—all included in the space rent of $1124 per month. Centrally located with easy access to shopping Belt Line and the Delta Freeway that takes you to Valley River Center, downtown Eugene and the U of O. You'll want to see this beautiful home. NOTE: Sellers will consider land, a small house or duplex as a trade on this home and pay you cash difference if you have extra equity.

19. 2026-03-19
    price $69,900 979-char remark

    Show marketing remark (979 chars)

    Very good value for this newer home in excellent condition throughout. Nothing to fix or repair! Kitchen is open to dining and living room areas. Very good light from many large windows. Great separation with the 2nd bedroom and main bathroom on the front of the home and the primary bedroom with attached bath in the back. Two closets in both bedrooms. Turn-key! Buy it and move in! Sellers are very motivated! Falcon Wood Village is a well-kept, beautiful, 55 and older park. The community offers resort-style amenities such as a pool, hot tub, picnic area, library, and an on-site post office—all included in the space rent of $1124 per month. Centrally located with easy access to shopping Belt Line and the Delta Freeway that takes you to Valley River Center, downtown Eugene and the U of O. You'll want to see this beautiful home. NOTE: Sellers will consider land, a small house or duplex as a trade on this home and pay you cash difference if you have extra equity.

20. 2026-02-03
    price $73,900 979-char remark

    Show marketing remark (979 chars)

    Very good value for this newer home in excellent condition throughout. Nothing to fix or repair! Kitchen is open to dining and living room areas. Very good light from many large windows. Great separation with the 2nd bedroom and main bathroom on the front of the home and the primary bedroom with attached bath in the back. Two closets in both bedrooms. Turn-key! Buy it and move in! Sellers are very motivated! Falcon Wood Village is a well-kept, beautiful, 55 and older park. The community offers resort-style amenities such as a pool, hot tub, picnic area, library, and an on-site post office—all included in the space rent of $1124 per month. Centrally located with easy access to shopping Belt Line and the Delta Freeway that takes you to Valley River Center, downtown Eugene and the U of O. You'll want to see this beautiful home. NOTE: Sellers will consider land, a small house or duplex as a trade on this home and pay you cash difference if you have extra equity.

21. 2025-10-20
    price $79,595 979-char remark

    Show marketing remark (979 chars)

    Very good value for this newer home in excellent condition throughout. Nothing to fix or repair! Kitchen is open to dining and living room areas. Very good light from many large windows. Great separation with the 2nd bedroom and main bathroom on the front of the home and the primary bedroom with attached bath in the back. Two closets in both bedrooms. Turn-key! Buy it and move in! Sellers are very motivated! Falcon Wood Village is a well-kept, beautiful, 55 and older park. The community offers resort-style amenities such as a pool, hot tub, picnic area, library, and an on-site post office—all included in the space rent of $1124 per month. Centrally located with easy access to shopping Belt Line and the Delta Freeway that takes you to Valley River Center, downtown Eugene and the U of O. You'll want to see this beautiful home. NOTE: Sellers will consider land, a small house or duplex as a trade on this home and pay you cash difference if you have extra equity.

22. 2025-09-20
    listed $85,000 Active 979-char remark

    Show marketing remark (979 chars)

    Very good value for this newer home in excellent condition throughout. Nothing to fix or repair! Kitchen is open to dining and living room areas. Very good light from many large windows. Great separation with the 2nd bedroom and main bathroom on the front of the home and the primary bedroom with attached bath in the back. Two closets in both bedrooms. Turn-key! Buy it and move in! Sellers are very motivated! Falcon Wood Village is a well-kept, beautiful, 55 and older park. The community offers resort-style amenities such as a pool, hot tub, picnic area, library, and an on-site post office—all included in the space rent of $1124 per month. Centrally located with easy access to shopping Belt Line and the Delta Freeway that takes you to Valley River Center, downtown Eugene and the U of O. You'll want to see this beautiful home. NOTE: Sellers will consider land, a small house or duplex as a trade on this home and pay you cash difference if you have extra equity.

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $563 · $47/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $22,775
• − Mortgage interest: −$3,109
• − Property taxes: −$563
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$1,615
• Taxable income: $12,769
• Est. tax owed @ 24.0%: −$3,065
• After-tax cash flow: $9,797/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: Eugene SD 4J
• NCES district ID: 4104740
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $43,688
• Composite: 42.15/100
• National rank: #3302
• State rank: #10 of 58 in OR

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 · 310,476 people
• City population: 215,212
• Metro: Eugene-Springfield, OR
• Population (ZIP): 15,420
• Household income: $104,945
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 402.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Chinese 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: ▼ -196.97%
• Current HPI: 286.5805
• Rent YoY: ▲ 3.97%
• 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

-24.1% since first listed

5 events — show timeline

• 2026-04-11 Price Changed $64,500 RMLS
• 2026-03-19 Price Changed $69,900 RMLS
• 2026-02-03 Price Changed $73,900 RMLS
• 2025-10-20 Price Changed $79,595 RMLS
• 2025-09-20 Listed $85,000 RMLS

Property tax history

+4.0%/yr

Latest (2025): $563 · +1.2% YoY. Source: county tax records.