1400 Candlelight Dr #208 · Eugene, OR 97402

$88,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 77 Days on market

Built 1986 $76/sqft · 27% below area Est $121k · 27% 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
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller bought the home for $91,500 in 2023. This charming 2 Bedroom, 2 Bath Skyline home is located in the highly desirable 55+ gated Briarwood Park community. Enjoy the comfort of spacious vaulted ceilings in the living and dining area, a bright kitchen with refrigerator and range included, and a primary suite with an ensuite bathroom and a walk in shower The home features new lighting throughout, updated bathrooms with newer faucets, toilets, fixtures, carpet, and a newer HVAC system to keep the temperature comfortable year-round. Carpets were just cleaned. The fully landscaped yard includes herbs, an irrigation system, and is designed for easy maintenance. Garden lovers will have to come see it in person! The low space rent is only $725.95 a month, which includes trash service. Briarwood Park offers a true leisure-living lifestyle with access to a clubhouse, pool, hot tub, tennis courts, recreation facilities, organized activities, and a dog park.

Key facts

• Bright kitchen
• New lighting
• Updated bathrooms

Tags

• VAULTED CEILINGS
• BRIGHT KITCHEN
• ENSUITE BATHROOM
• WALK IN SHOWER
• NEW LIGHTING
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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.
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 39% 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 $608 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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?
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: 2.11% ✓
• Cap rate: 18.81%
• Cash-on-cash: 44.69%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $120,503
• List price: $88,000
• Delta: -26.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Candlelight Dr #105	0.00mi	2/2.0	1,176 (+2%)	0mo	$107,500	$91	96
1400 Candlelight Dr #200	0.00mi	3/2.0 (+1)	1,152 (0%)	2mo	$62,500	$54	94
1199 N Terry St #113	0.39mi	2/2.0	1,152 (0%)	3mo	$90,125	$78	79
1699 N Terry St #145	0.22mi	2/2.0	1,120 (-3%)	9mo	$128,000	$114	77
1199 N Terry St #228	0.39mi	2/2.0	1,152 (0%)	6mo	$63,000	$55	76
4800 Barger Dr #54	0.15mi	2/2.0	1,272 (+10%)	7mo	$85,000	$67	70
1199 N Terry St #404	0.39mi	3/2.0 (+1)	1,196 (+4%)	3mo	$89,500	$75	68
5276 Olympic Cir	0.45mi	3/2.0 (+1)	1,180 (+2%)	4mo	$335,000	$284	67
1400 Candlelight Dr	0.12mi	3/2.0 (+1)	1,296 (+12%)	7mo	$165,000	$127	63
4900 Royal Ave #3	0.69mi	3/2.0 (+1)	1,152 (0%)	5mo	$145,000	$126	58
1199 N Terry St #137	0.39mi	3/2.0 (+1)	1,296 (+12%)	3mo	$133,000	$103	53
5268 Olympic Cir	0.44mi	3/2.0 (+1)	1,283 (+11%)	3mo	$333,500	$260	53

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: 40.2%
• Equity multiple: 2.69×
• Total profit: $41,555
• Equity at exit: $13,121

10-year hold

• IRR: 45.8%
• Equity multiple: 5.10×
• Total profit: $100,961
• Equity at exit: $7,609

Cash invested: $24,640 (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 97402

• Rents YoY: 1.6%
• Active inventory: 297
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$461
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $918

Break-even live

Break-even rent $699

Max offer price $88,000

Occupancy floor 46%

Sensitivity live

Price	-10% $967	-5% $943	+0% $918	+5% $893	+10% $868
Rent	-10% $771	-5% $844	+0% $918	+5% $991	+10% $1,065
Rate	-1.0pp $962	-0.5pp $940	base $918	+0.5pp $895	+1.0pp $872

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	44d	1	0.44mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	0.55mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.70mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	14d	6	0.92mi
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	14d	1	0.93mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	44d	1	0.99mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	14d	1	1.01mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	14d	24	1.03mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	44d	1	1.09mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	14d	2	1.28mi
1920 Taft St Eugene, OR	3.0	1.5	966	$1,850	$1.92	14d	1	1.33mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	1.35mi
1246 Hughes St Eugene, OR	3.0	2.0	1200	$2,300	$1.92	14d	1	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $88,000 Active 77 DOM
2. 2026-06-17
   days on market $88,000 Active 76 DOM
3. 2026-06-16
   days on market $88,000 Active 75 DOM
4. 2026-06-15
   days on market $88,000 Active 74 DOM
5. 2026-06-14
   days on market $88,000 Active 72 DOM
6. 2026-06-10
   days on market $88,000 Active 69 DOM
7. 2026-06-09
   days on market $88,000 Active 68 DOM
8. 2026-06-09
   status $88,000 Active 67 DOM
9. 2026-06-07
   pricestatusdays on market $88,000 Pending 67 DOM
10. 2026-06-03
    days on market $94,500 Active 64 DOM
11. 2026-06-02
    days on market $94,500 Active 63 DOM
12. 2026-06-01
    days on market $94,500 Active 62 DOM
13. 2026-05-31
    days on market $94,500 Active 61 DOM
14. 2026-05-30
    days on market $94,500 Active 60 DOM
15. 2026-02-03
    listed $94,500 Active 965-char remark

    Show marketing remark (965 chars)

    Seller bought the home for $91,500 in 2023. This charming 2 Bedroom, 2 Bath Skyline home is located in the highly desirable 55+ gated Briarwood Park community. Enjoy the comfort of spacious vaulted ceilings in the living and dining area, a bright kitchen with refrigerator and range included, and a primary suite with an ensuite bathroom and a walk in shower The home features new lighting throughout, updated bathrooms with newer faucets, toilets, fixtures, carpet, and a newer HVAC system to keep the temperature comfortable year-round. Carpets were just cleaned. The fully landscaped yard includes herbs, an irrigation system, and is designed for easy maintenance. Garden lovers will have to come see it in person! The low space rent is only $725.95 a month, which includes trash service. Briarwood Park offers a true leisure-living lifestyle with access to a clubhouse, pool, hot tub, tennis courts, recreation facilities, organized activities, and a dog park.

16. 2021-06-08
    soldstatus $62,900 Sold 451-char remark

    Show marketing remark (451 chars)

    Welcome Spring in this sweet 2 bedroom, 2 bath Skyline home in popular 55+ gated Briarwood Park! Features include spacious vaulted living room/dining, great kitchen with all appliances, master bedroom w/garden tub, and utility room with washer/dryer. Appreciate low maintenance yard, and low space rent, $590.61/month, includes trash. Park offers leisure living with clubhouse, pool, hot tub, tennis, rec facilities, activities, and even a dog park!

17. 2021-05-10
    status Pending 451-char remark

    Show marketing remark (451 chars)

    Welcome Spring in this sweet 2 bedroom, 2 bath Skyline home in popular 55+ gated Briarwood Park! Features include spacious vaulted living room/dining, great kitchen with all appliances, master bedroom w/garden tub, and utility room with washer/dryer. Appreciate low maintenance yard, and low space rent, $590.61/month, includes trash. Park offers leisure living with clubhouse, pool, hot tub, tennis, rec facilities, activities, and even a dog park!

18. 2021-04-24
    listed $62,900 Active 451-char remark

    Show marketing remark (451 chars)

    Welcome Spring in this sweet 2 bedroom, 2 bath Skyline home in popular 55+ gated Briarwood Park! Features include spacious vaulted living room/dining, great kitchen with all appliances, master bedroom w/garden tub, and utility room with washer/dryer. Appreciate low maintenance yard, and low space rent, $590.61/month, includes trash. Park offers leisure living with clubhouse, pool, hot tub, tennis, rec facilities, activities, and even a dog park!

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$208/yr (+$17/mo · 32.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 15 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: $22,322
• − Mortgage interest: −$4,929
• − Property taxes: −$646
• − Insurance: −$440
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$2,560
• Taxable income: $10,176
• Est. tax owed @ 24.0%: −$2,442
• After-tax cash flow: $8,569/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: 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

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): 53,823
• Household income: $57,658
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 3142.0

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 (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%

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

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+50.2% since first listed

4 events — show timeline

• 2026-02-03 Listed $94,500 RMLS
• 2021-06-08 Sold (MLS) $62,900 RMLS
• 2021-05-10 Pending — RMLS
• 2021-04-24 Listed $62,900 RMLS

Property tax history

+3.9%/yr

Latest (2025): $646 · +2.5% YoY. Source: county tax records.