1225 W 10th Ave · Junction City, OR 97448

$139,900

3 bd · 2.0 ba · 1,296 sqft · Land · 153 Days on market

Built 2015 $108/sqft · 40% above area Est $100k · 40% over

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Why this score? — see what drove the D+ 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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover modern comfort and community living in one of Junction City's most well kept and desirable 55+ manufactured home park residences. This beautifully maintained 3-bedroom, 2-bathroom home offers 1,296 square feet of thoughtfully designed living space in a friendly, welcoming age-qualified neighborhood.Features include- Spacious 3-bed, 2-bath floor plan with room for family, guests, or home office- Custom-built rear deck perfect for morning coffee, entertaining, or relaxing- Dedicated storage shed for all your organizational needs- Covered carport protecting your vehicle year-round- One of the newest units in the park with modern construction- Excellent condition throughout – move-in ready!What truly sets this property apart is its location in one of Junction City's friendliest 55 and over manufactured home parks. Enjoy the warmth of a close-knit community where neighbors become friends. Experience small-town charm with big-city accessibility – local shops, dining, and services nearby, with Eugene just a short drive away.Perfect for active adults seeking affordable homeownership in a welcoming, age-qualified community. This well-appointed home offers exceptional value with thoughtful amenities and a peaceful atmosphere.Don't miss this rare opportunity! Schedule your showing today and see why 1225 W 10th Ave #20 could be your perfect next home.

Key facts

• Covered carport
• Built 2015
• Listed 153 days

Tags

• CUSTOM-BUILT REAR DECK
• DEDICATED STORAGE SHED
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $140k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.7% in Junction City — 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 82/100 on livability (#46 in OR, #1,184 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living B+; Watch: schools D.
• Junction City SD 69 (town): math 26% / reading 41% proficiency, ranked #27 of 58 in OR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $39k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $100,000
• List price: $139,900
• Delta: 39.90%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,744
• Equity at exit: $20,860

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $14,699
• Equity at exit: $12,096

Cash invested: $39,172 (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 97448

• Home prices YoY: -35.0%
• Active inventory: 84
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $250

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 79%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 SW Kalmia St Ste 3 Junction City, OR	2.0	1.0	886	$1,295	$1.46	13d	1	0.49mi
165 SW Kalmia St Unit 4 Junction City, OR	2.0	1.0	886	$1,295	$1.46	43d	1	0.49mi
2254 W 10th Ave Unit 414-115 Junction City, OR	2.0	2.0	968	$1,599	$1.65	43d	1	0.59mi
2280 W 10th Ave Unit 414-259 Junction City, OR	2.0	2.0	968	$1,565	$1.62	13d	1	0.61mi
2272 W 10th Ave Junction City, OR	2.0	2.0	990	$1,575	$1.59	13d	1	0.68mi
29426 Dane Ln Junction City, OR	3.0	2.0	1320	$2,100	$1.59	43d	1	1.02mi

Listing history 36 events

1. 2026-06-18
   days on market $139,900 Active 153 DOM
2. 2026-06-17
   days on market $139,900 Active 152 DOM
3. 2026-06-16
   days on market $139,900 Active 151 DOM
4. 2026-06-15
   days on market $139,900 Active 150 DOM
5. 2026-06-14
   days on market $139,900 Active 148 DOM
6. 2026-06-10
   days on market $139,900 Active 145 DOM
7. 2026-06-09
   days on market $139,900 Active 144 DOM
8. 2026-06-08
   days on market $139,900 Active 143 DOM
9. 2026-06-07
   days on market $139,900 Active 142 DOM
10. 2026-06-05
    days on market $139,900 Active 139 DOM
11. 2026-06-03
    days on market $139,900 Active 138 DOM
12. 2026-06-02
    days on market $139,900 Active 137 DOM
13. 2026-06-01
    days on market $139,900 Active 136 DOM
14. 2026-05-31
    days on market $139,900 Active 135 DOM
15. 2026-05-30
    days on market $139,900 Active 134 DOM
16. 2026-05-19
    price $139,900 1382-char remark

    Show marketing remark (1382 chars)

    Discover modern comfort and community living in one of Junction City's most well kept and desirable 55+ manufactured home park residences. This beautifully maintained 3-bedroom, 2-bathroom home offers 1,296 square feet of thoughtfully designed living space in a friendly, welcoming age-qualified neighborhood.Features include- Spacious 3-bed, 2-bath floor plan with room for family, guests, or home office- Custom-built rear deck perfect for morning coffee, entertaining, or relaxing- Dedicated storage shed for all your organizational needs- Covered carport protecting your vehicle year-round- One of the newest units in the park with modern construction- Excellent condition throughout – move-in ready!What truly sets this property apart is its location in one of Junction City's friendliest 55 and over manufactured home parks. Enjoy the warmth of a close-knit community where neighbors become friends. Experience small-town charm with big-city accessibility – local shops, dining, and services nearby, with Eugene just a short drive away.Perfect for active adults seeking affordable homeownership in a welcoming, age-qualified community. This well-appointed home offers exceptional value with thoughtful amenities and a peaceful atmosphere.Don't miss this rare opportunity! Schedule your showing today and see why 1225 W 10th Ave #20 could be your perfect next home.

17. 2026-05-10
    price $144,900 1382-char remark

    Show marketing remark (1382 chars)

    Discover modern comfort and community living in one of Junction City's most well kept and desirable 55+ manufactured home park residences. This beautifully maintained 3-bedroom, 2-bathroom home offers 1,296 square feet of thoughtfully designed living space in a friendly, welcoming age-qualified neighborhood.Features include- Spacious 3-bed, 2-bath floor plan with room for family, guests, or home office- Custom-built rear deck perfect for morning coffee, entertaining, or relaxing- Dedicated storage shed for all your organizational needs- Covered carport protecting your vehicle year-round- One of the newest units in the park with modern construction- Excellent condition throughout – move-in ready!What truly sets this property apart is its location in one of Junction City's friendliest 55 and over manufactured home parks. Enjoy the warmth of a close-knit community where neighbors become friends. Experience small-town charm with big-city accessibility – local shops, dining, and services nearby, with Eugene just a short drive away.Perfect for active adults seeking affordable homeownership in a welcoming, age-qualified community. This well-appointed home offers exceptional value with thoughtful amenities and a peaceful atmosphere.Don't miss this rare opportunity! Schedule your showing today and see why 1225 W 10th Ave #20 could be your perfect next home.

18. 2026-04-08
    price $149,900 1382-char remark

    Show marketing remark (1382 chars)

    Discover modern comfort and community living in one of Junction City's most well kept and desirable 55+ manufactured home park residences. This beautifully maintained 3-bedroom, 2-bathroom home offers 1,296 square feet of thoughtfully designed living space in a friendly, welcoming age-qualified neighborhood.Features include- Spacious 3-bed, 2-bath floor plan with room for family, guests, or home office- Custom-built rear deck perfect for morning coffee, entertaining, or relaxing- Dedicated storage shed for all your organizational needs- Covered carport protecting your vehicle year-round- One of the newest units in the park with modern construction- Excellent condition throughout – move-in ready!What truly sets this property apart is its location in one of Junction City's friendliest 55 and over manufactured home parks. Enjoy the warmth of a close-knit community where neighbors become friends. Experience small-town charm with big-city accessibility – local shops, dining, and services nearby, with Eugene just a short drive away.Perfect for active adults seeking affordable homeownership in a welcoming, age-qualified community. This well-appointed home offers exceptional value with thoughtful amenities and a peaceful atmosphere.Don't miss this rare opportunity! Schedule your showing today and see why 1225 W 10th Ave #20 could be your perfect next home.

19. 2026-03-25
    price $159,900 1382-char remark

    Show marketing remark (1382 chars)

    Discover modern comfort and community living in one of Junction City's most well kept and desirable 55+ manufactured home park residences. This beautifully maintained 3-bedroom, 2-bathroom home offers 1,296 square feet of thoughtfully designed living space in a friendly, welcoming age-qualified neighborhood.Features include- Spacious 3-bed, 2-bath floor plan with room for family, guests, or home office- Custom-built rear deck perfect for morning coffee, entertaining, or relaxing- Dedicated storage shed for all your organizational needs- Covered carport protecting your vehicle year-round- One of the newest units in the park with modern construction- Excellent condition throughout – move-in ready!What truly sets this property apart is its location in one of Junction City's friendliest 55 and over manufactured home parks. Enjoy the warmth of a close-knit community where neighbors become friends. Experience small-town charm with big-city accessibility – local shops, dining, and services nearby, with Eugene just a short drive away.Perfect for active adults seeking affordable homeownership in a welcoming, age-qualified community. This well-appointed home offers exceptional value with thoughtful amenities and a peaceful atmosphere.Don't miss this rare opportunity! Schedule your showing today and see why 1225 W 10th Ave #20 could be your perfect next home.

20. 2026-03-18
    price $164,900 1382-char remark

    Show marketing remark (1382 chars)

    Discover modern comfort and community living in one of Junction City's most well kept and desirable 55+ manufactured home park residences. This beautifully maintained 3-bedroom, 2-bathroom home offers 1,296 square feet of thoughtfully designed living space in a friendly, welcoming age-qualified neighborhood.Features include- Spacious 3-bed, 2-bath floor plan with room for family, guests, or home office- Custom-built rear deck perfect for morning coffee, entertaining, or relaxing- Dedicated storage shed for all your organizational needs- Covered carport protecting your vehicle year-round- One of the newest units in the park with modern construction- Excellent condition throughout – move-in ready!What truly sets this property apart is its location in one of Junction City's friendliest 55 and over manufactured home parks. Enjoy the warmth of a close-knit community where neighbors become friends. Experience small-town charm with big-city accessibility – local shops, dining, and services nearby, with Eugene just a short drive away.Perfect for active adults seeking affordable homeownership in a welcoming, age-qualified community. This well-appointed home offers exceptional value with thoughtful amenities and a peaceful atmosphere.Don't miss this rare opportunity! Schedule your showing today and see why 1225 W 10th Ave #20 could be your perfect next home.

21. 2026-02-23
    price $169,900 1382-char remark

    Show marketing remark (1382 chars)

    Discover modern comfort and community living in one of Junction City's most well kept and desirable 55+ manufactured home park residences. This beautifully maintained 3-bedroom, 2-bathroom home offers 1,296 square feet of thoughtfully designed living space in a friendly, welcoming age-qualified neighborhood.Features include- Spacious 3-bed, 2-bath floor plan with room for family, guests, or home office- Custom-built rear deck perfect for morning coffee, entertaining, or relaxing- Dedicated storage shed for all your organizational needs- Covered carport protecting your vehicle year-round- One of the newest units in the park with modern construction- Excellent condition throughout – move-in ready!What truly sets this property apart is its location in one of Junction City's friendliest 55 and over manufactured home parks. Enjoy the warmth of a close-knit community where neighbors become friends. Experience small-town charm with big-city accessibility – local shops, dining, and services nearby, with Eugene just a short drive away.Perfect for active adults seeking affordable homeownership in a welcoming, age-qualified community. This well-appointed home offers exceptional value with thoughtful amenities and a peaceful atmosphere.Don't miss this rare opportunity! Schedule your showing today and see why 1225 W 10th Ave #20 could be your perfect next home.

22. 2026-01-16
    listed $179,000 Active 1382-char remark

    Show marketing remark (1382 chars)

    Discover modern comfort and community living in one of Junction City's most well kept and desirable 55+ manufactured home park residences. This beautifully maintained 3-bedroom, 2-bathroom home offers 1,296 square feet of thoughtfully designed living space in a friendly, welcoming age-qualified neighborhood.Features include- Spacious 3-bed, 2-bath floor plan with room for family, guests, or home office- Custom-built rear deck perfect for morning coffee, entertaining, or relaxing- Dedicated storage shed for all your organizational needs- Covered carport protecting your vehicle year-round- One of the newest units in the park with modern construction- Excellent condition throughout – move-in ready!What truly sets this property apart is its location in one of Junction City's friendliest 55 and over manufactured home parks. Enjoy the warmth of a close-knit community where neighbors become friends. Experience small-town charm with big-city accessibility – local shops, dining, and services nearby, with Eugene just a short drive away.Perfect for active adults seeking affordable homeownership in a welcoming, age-qualified community. This well-appointed home offers exceptional value with thoughtful amenities and a peaceful atmosphere.Don't miss this rare opportunity! Schedule your showing today and see why 1225 W 10th Ave #20 could be your perfect next home.

23. 2024-10-11
    soldstatus $75,000 Closed
24. 2024-08-24
    status Pending
25. 2024-07-12
    listed $75,000 Active
26. 2024-07-02
    soldstatus $75,000 Closed
27. 2024-06-19
    soldstatus $145,000 Closed
28. 2024-06-11
    status Pending
29. 2024-06-07
    price $84,900
30. 2024-05-15
    status Active
31. 2024-05-01
    status Pending
32. 2024-04-24
    listed $89,000 Active
33. 2024-04-16
    status Pending
34. 2024-02-22
    price $147,500
35. 2024-01-18
    listed $149,900 Active
36. 2011-03-01
    soldstatus $2,400,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 57% 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 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,479
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,070
• Taxable income: $818
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,800/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: Junction City SD 69
• NCES district ID: 4106930
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $50,018
• Composite: 29.05/100
• National rank: #6608
• State rank: #27 of 58 in OR

Livability — Junction City

• Score: 82/100
• State rank: #46
• US rank: #1184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, OR
• Population (ZIP): 14,629

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Portuguese 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -151.05%
• Current HPI: 281.1105
• Rent YoY: —
• Metro: —
• 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

-94.2% since first listed

21 events — show timeline

• 2026-05-19 Price Changed $139,900 RMLS
• 2026-05-10 Price Changed $144,900 RMLS
• 2026-04-08 Price Changed $149,900 RMLS
• 2026-03-25 Price Changed $159,900 RMLS
• 2026-03-18 Price Changed $164,900 RMLS
• 2026-02-23 Price Changed $169,900 RMLS
• 2026-01-16 Listed $179,000 RMLS
• 2024-10-11 Sold (MLS) $75,000 RMLS
• 2024-08-24 Pending — RMLS
• 2024-07-12 Listed $75,000 RMLS
• 2024-07-02 Sold (MLS) $75,000 RMLS
• 2024-06-19 Sold (MLS) $145,000 RMLS
• 2024-06-11 Pending — RMLS
• 2024-06-07 Price Changed $84,900 RMLS
• 2024-05-15 Relisted — RMLS
• 2024-05-01 Pending — RMLS
• 2024-04-24 Listed $89,000 RMLS
• 2024-04-16 Pending — RMLS
• 2024-02-22 Price Changed $147,500 RMLS
• 2024-01-18 Listed $149,900 RMLS
• 2011-03-01 Sold (Public Records) $2,400,000 Public Records

Property tax history

+34.9%/yr

Latest (2025): $31,467 · +3.6% YoY. Source: county tax records.