2150 Laura St #113 · Springfield, OR 97477

$65,000

3 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 12 Days on market

Built 2004

---

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
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like new Skyline manufactured home in Monta Loma 55 and older park. Great convenient location close to shopping and freeway access. Vaulted ceilings, island in kitchen, open and spacious feeling. Storage unit in carport. HURRY!!

Key facts

• Delightful porch
• Lovely landscaping
• Vaulted ceilings

Tags

• DELIGHTFUL PORCH
• LOVELY LANDSCAPING
• VAULTED CEILINGS
• SKYLIGHTS
• LARGE ENSUITE RESTROOM
• STEP-IN SHOWER

Property features AI

Finance

• Other: Manufactured home plate number on file with park
• Financial info: Land lease expires December 31, 2026
• HOA & community: Community amenities: commons, party room, weight room; Park name: Monte Loma; Land lease applies; monthly lot rent required (contact park for details); Monthly garbage fee applies

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electric power
• Home design: Manufactured home in park (Skyline); Single-story; Main living all on one level; Unit dimensions approximately 52' x 23'
• Construction: Built in 2004; Concrete perimeter foundation
• Exterior features: Porch; Yard; Cement siding; T-111 siding; Wood composite exterior; Composition roof; Level lot; Paved road access; Seasonal view

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave; Kitchen island
• Bedrooms: Primary bedroom on main level with suite; Second bedroom on main level (wall-to-wall carpet); Third bedroom on main level (wall-to-wall carpet)
• Flooring: Laminate; Vinyl; Wall-to-wall carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Heat pump cooling; Electric fuel
• Interior features: One level accessibility; Laminate flooring; Vinyl flooring; Wall-to-wall carpet; Skylights; Vaulted ceilings; Washer/Dryer included; Double-pane windows with vinyl frames; Crawl space basement
• Laundry & utility: Main level utility room; Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 22.3% 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: 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.
• Zoned schools: Guy Lee Elementary School (math 15% / reading 15%, grade F, #392 of 412 statewide, top 96%, 347 students, 62% FRL); Hamlin Middle School (math 15% / reading 35%, grade F, #104 of 128 statewide, top 83%, 571 students, 64% FRL); Springfield High School (math 30% / reading 54%, grade F, #64 of 143 statewide, top 46%, 1,317 students, 65% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 164 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% of the median local income ($66k/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 $449 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 + 4.8% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y ago 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.

Recommended offer $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.62% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.33%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $138,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2150 Laura St #202	0.00mi	3/2.0	1,296 (+8%)	0mo	$81,500	$63	86
2150 Laura St #213	0.00mi	2/2.0 (-1)	1,188 (-1%)	12mo	$74,000	$62	84
451 Lochaven Ave	0.12mi	3/2.0	1,296 (+8%)	2mo	$157,000	$121	78
328 Scotts Glen Dr	0.11mi	3/2.0	1,323 (+11%)	7mo	$345,000	$261	71
2150 Laura St #93	0.14mi	3/2.0	1,080 (-10%)	11mo	$73,500	$68	68
475 Lochaven Ave	0.14mi	3/2.0	1,296 (+8%)	14mo	$150,000	$116	68
708 Lochaven Ave	0.32mi	2/2.0 (-1)	1,188 (-1%)	16mo	$105,000	$88	65
1120 W Fairview Dr #3	0.57mi	3/2.0	1,232 (+3%)	4mo	$99,000	$80	65
361 Scotts Glen Dr	0.15mi	2/2.0 (-1)	1,120 (-6%)	17mo	$140,000	$125	64
898 Lochaven Ave	0.45mi	3/2.0	1,296 (+8%)	2mo	$150,000	$116	63
492 Moffit Ln	0.74mi	3/2.0	1,179 (-1%)	8mo	$331,900	$282	56
490 Moffit Ln	0.75mi	3/2.0	1,179 (-1%)	9mo	$329,900	$280	55

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: 57.9%
• Equity multiple: 3.64×
• Total profit: $48,034
• Equity at exit: $9,692

10-year hold

• IRR: 63.4%
• Equity multiple: 7.96×
• Total profit: $126,717
• Equity at exit: $5,620

Cash invested: $18,200 (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 97477

• Rents YoY: 4.8%
• Active inventory: 164
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$341
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $869

Break-even live

Break-even rent $600

Max offer price $65,000

Occupancy floor 44%

Sensitivity live

Price	-10% $906	-5% $888	+0% $869	+5% $851	+10% $833
Rent	-10% $735	-5% $802	+0% $869	+5% $937	+10% $1,004
Rate	-1.0pp $902	-0.5pp $886	base $869	+0.5pp $853	+1.0pp $835

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
363 Lindale Dr Springfield, OR	2.0	1.0	776	$1,522	$1.96	15d	10	0.12mi
2220 Shadylane Dr Springfield, OR	2.0	1.5	860	$1,730	$2.01	22d	4	0.19mi
460 Lindale Dr Springfield, OR	1.0–2.0	1.0	770	$1,839	$2.39	15d	9	0.20mi
2255 Shadylane Dr Unit 2253 Springfield, OR	2.0	1.0	810	$1,595	$1.97	45d	1	0.22mi
2420 Pheasant Blvd Apt 10 Springfield, OR	2.0	1.0	835	$1,195	$1.43	22d	1	0.27mi
565 Harlow Rd Springfield, OR	2.0	1.0	855	$1,592	$1.86	15d	8	0.27mi
636 W Quinalt St Springfield, OR	3.0	1.5	1045	$1,595	$1.53	45d	1	0.37mi
668 W Quinalt St Springfield, OR	3.0	1.5	1100	$1,695	$1.54	45d	1	0.38mi
243 R St Springfield, OR	2.0	1.5	830	$1,649	$1.99	15d	5	0.47mi
243 R St Springfield, OR	1.0–3.0	1.0–2.5	867	$1,649	$1.90	45d	6	0.47mi
2609 S Cloverleaf Loop Unit 2609 Springfield, OR	3.0	1.5	1500	$1,975	$1.32	15d	1	0.52mi
486 W N St Springfield, OR	2.0	1.0	800	$1,345	$1.68	45d	1	0.55mi
956 W Olympic St Springfield, OR	3.0	2.0	1212	$2,200	$1.82	15d	1	0.60mi
885 Oakdale Ave Springfield, OR	2.0	1.0	844	$1,502	$1.78	22d	5	0.60mi
2555 Gateway St Springfield, OR	2.0	1.0	682	$1,649	$2.42	22d	14	0.61mi
506 W Centennial Blvd Springfield, OR	2.0	1.0	885	$1,684	$1.90	15d	4	0.68mi
506 W Centennial Blvd Springfield, OR	1.0–3.0	1.0–2.0	1182	$1,699	$1.44	22d	3	0.68mi
1725 5th St Springfield, OR	1.0–2.0	1.0	705	$1,495	$2.12	15d	9	0.84mi
3033 Gateway St Springfield, OR	1.0–2.0	1.0	750	$1,700	$2.27	15d	15	0.85mi
844 Mill St Springfield, OR	2.0	1.0	700	$1,295	$1.85	22d	1	1.02mi
3255 Gateway St Springfield, OR	2.0	1.0	640	$1,535	$2.40	15d	1	1.02mi
175 G St Unit C Springfield, OR	3.0	1.0	975	$1,450	$1.49	45d	1	1.07mi
700 1st St Unit 18 Springfield, OR	2.0	1.0	900	$1,350	$1.50	15d	1	1.10mi
650 Mill St Unit 18 Springfield, OR	2.0	1.0	700	$1,095	$1.56	45d	1	1.11mi
1201 R St Unit 3 Springfield, OR	2.0	1.0	850	$1,395	$1.64	45d	1	1.14mi
562 Kelly Blvd Springfield, OR	4.0	1.0	1500	$1,995	$1.33	45d	1	1.15mi
1217 R St #5 Springfield, OR	2.0	1.0	900	$1,395	$1.55	22d	1	1.17mi
243 F St Unit 20 Springfield, OR	2.0	1.0	720	$1,095	$1.52	22d	1	1.17mi
1253 R St Unit 4 Springfield, OR	2.0	1.5	1000	$1,295	$1.29	45d	1	1.19mi
277 Deadmond Ferry Rd Springfield, OR	2.0	1.5	843	$1,750	$2.08	15d	1	1.24mi
430 Pioneer Pkwy W Unit 432 Springfield, OR	2.0	1.5	1100	$1,795	$1.63	45d	1	1.31mi
3440 Westward Ho Ave Unit 3440 Eugene, OR	2.0	1.0	950	$1,995	$2.10	45d	1	1.36mi
429 Lindley Ln Eugene, OR	2.0	1.0	800	$1,400	$1.75	22d	1	1.38mi
3450 McKenna Dr Eugene, OR	1.0–2.0	1.0–2.0	1125	$1,720	$1.53	15d	5	1.47mi
375 Marche Chase Dr Eugene, OR	1.0–2.0	1.0–2.0	896	$1,960	$2.19	15d	8	1.48mi

Listing history 8 events

1. 2026-06-22
   days on market $65,000 Active 12 DOM
2. 2026-06-18
   days on market $65,000 Active 9 DOM
3. 2026-06-17
   days on market $65,000 Active 8 DOM
4. 2026-06-16
   days on market $65,000 Active 7 DOM
5. 2026-06-15
   days on market $65,000 Active 6 DOM
6. 2026-06-14
   days on market $65,000 Active 4 DOM
7. 2026-06-10
   remarks 695-char remark
8. 2026-06-10
   listed $65,000 Active 1 DOM

ⓘ 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: $1,268 · $106/mo
• Projected year-2 tax: $1,268 · $106/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,401
• − Mortgage interest: −$3,641
• − Property taxes: −$1,268
• − Insurance: −$325
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$1,891
• Taxable income: $10,012
• Est. tax owed @ 24.0%: −$2,403
• After-tax cash flow: $8,030/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): 37,534
• Household income: $65,662
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1817.0

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% Hispanic / Latino 13% Two or more races 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Portuguese 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -489.08%
• Current HPI: 299.6863
• Rent YoY: ▲ 4.81%
• 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

+4.0% since first listed

4 events — show timeline

• 2026-06-09 Listed $65,000 RMLS
• 2007-05-01 Sold (MLS) $62,500 RMLS
• 2007-04-23 Delisted — RMLS
• 2007-02-12 Listed $62,500 RMLS

Property tax history

+2.0%/yr

Latest (2025): $1,268 · +1.6% YoY. Source: county tax records.