1475 Green Acres Rd #121 · Eugene, OR 97408

$77,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 93 Days on market

Built 1986 $83/sqft · 75% above area

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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

Welcome to easy living in Falcon Wood Village, a quiet and private 55+ community conveniently located in the Gilham neighborhood near great shopping, restaurants, Costco and Sacred Heart Hospital. This bright and updated 2-bedroom, 1-bath home features a large, inviting porch/deck—perfect for relaxing or enjoying your morning coffee. Inside, the spacious kitchen offers modern appliances, generous counter space, and abundant storage, opening to the living and dining areas. Luxury vinyl plank flooring runs throughout the main living spaces. The roomy bathroom includes a walk-in shower, double sinks, and extra space for the laundry area. Outside, enjoy the low-maintenance landscaped front and back yards, a fenced patio/deck area, and a large garden/storage shed. The primary bedroom features a double closet, and the bedrooms are thoughtfully separated for privacy. FalconWood Village Space rent is $1,124, per month which includes access to community amenities that include a pool, hot tub, clubhouse, and on-site management.

Key facts

• Spacious kitchen
• Modern appliances
• Abundant storage

Tags

• LARGE INVITING PORCH
• SPACIOUS KITCHEN
• MODERN APPLIANCES
• GENEROUS COUNTER SPACE
• ABUNDANT STORAGE
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $70k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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.
• Market conditions: Rents rising (+4.0%/yr); 100 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $532 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $22k; list at $77k implies a 242% gain — meaningful room to come down on a strong offer.

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 $70,070 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.46% ✓
• Cap rate: 22.24%
• Cash-on-cash: 56.94%
• DSCR: 3.53
• GRM: 3.4

CMA / ARV

• ARV (median comp): $44,000
• List price: $77,000
• Delta: 75.00%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1475 Green Acres Rd #141	0.00mi	2/2.0	960 (+4%)	0mo	$44,000	$46	89
1475 Green Acres Rd #175	0.00mi	2/1.0	938 (+2%)	14mo	$40,000	$43	86
1475 Green Acres Rd #52	0.00mi	2/1.0	896 (-3%)	12mo	$26,000	$29	85
1475 Green Acres Rd #39	0.00mi	2/1.0	930 (+1%)	19mo	$34,500	$37	83
1475 Green Acres Rd #19	0.00mi	2/2.0	960 (+4%)	13mo	$62,000	$65	79
1475 Green Acres Rd #80	0.00mi	2/1.0	910 (-2%)	22mo	$57,000	$63	79
1475 Green Acres Rd #113	0.00mi	2/2.0	924 (0%)	23mo	$22,000	$24	77
1475 Green Acres Rd #66	0.00mi	2/2.0	800 (-13%)	7mo	$10,000	$13	68
1475 Green Acres Rd #10	0.00mi	2/2.0	800 (-13%)	7mo	$65,000	$81	68
1475 Green Acres Rd #13	0.00mi	2/2.0	1,056 (+14%)	6mo	$20,000	$19	68

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: 52.4%
• Equity multiple: 3.34×
• Total profit: $50,356
• Equity at exit: $11,481

10-year hold

• IRR: 58.1%
• Equity multiple: 7.04×
• Total profit: $130,270
• Equity at exit: $6,658

Cash invested: $21,560 (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: 100
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$404
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $957

Break-even live

Break-even rent $686

Max offer price $77,000

Occupancy floor 45%

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: $19,250
• Closing costs: $2,310
• 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	44d	1	0.42mi
3328 Lake Glenn Dr Eugene, OR	2.0	1.0	1114	$1,800	$1.62	44d	1	0.50mi
1877 Brewer Ave Eugene, OR	3.0–4.0	1.0–1.5	1102	$1,649	$1.50	13d	2	0.64mi
3950 Goodpasture Loop Eugene, OR	1.0	1.0	634	$1,564	$2.46	13d	5	0.69mi
1440 John Day Dr Eugene, OR	1.0–3.0	1.0–2.5	1050	$2,349	$2.24	13d	38	0.75mi
2356 Crescent Ave Eugene, OR	2.0	1.0	810	$1,595	$1.97	44d	1	0.76mi
3610 Goodpasture Loop Eugene, OR	1.0–2.0	1.0–2.0	802	$2,299	$2.87	13d	15	0.76mi
3570 Goodpasture Loop Eugene, OR	2.0	2.0	1000	$1,999	$2.00	44d	1	0.81mi
1844 Happy Ln Eugene, OR	1.0	1.0–2.0	1040	$1,692	$1.63	13d	5	0.95mi
1367 Umpqua Ave Eugene, OR	1.0–2.0	1.0–2.0	850	$2,675	$3.15	13d	46	0.97mi
2948 Matt Dr Eugene, OR	2.0	2.0	1005	$1,850	$1.84	44d	1	0.97mi
2459 Lakeview Dr Eugene, OR	1.0–3.0	1.0–2.0	966	$1,790	$1.85	13d	24	1.05mi
1150 Darlene Ln Eugene, OR	1.0–2.0	1.0–2.5	924	$2,285	$2.47	13d	16	1.15mi
2847 Tennyson Ave Eugene, OR	3.0	1.0–2.0	902	$2,178	$2.41	13d	8	1.15mi
1800 Cal Young Rd Eugene, OR	1.0–2.0	1.0–2.0	887	$1,830	$2.06	13d	9	1.23mi
1740 Adkins St Eugene, OR	2.0	1.0	1044	$1,850	$1.77	13d	8	1.41mi
2555 Willakenzie Rd Eugene, OR	1.0–2.0	1.0	732	$1,579	$2.16	13d	12	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $77,000 Active 93 DOM
2. 2026-06-17
   days on market $77,000 Active 92 DOM
3. 2026-06-16
   days on market $77,000 Active 91 DOM
4. 2026-06-15
   days on market $77,000 Active 90 DOM
5. 2026-06-14
   days on market $77,000 Active 88 DOM
6. 2026-06-13
   days on market $77,000 Active 87 DOM
7. 2026-06-10
   days on market $77,000 Active 85 DOM
8. 2026-06-09
   days on market $77,000 Active 84 DOM
9. 2026-06-08
   days on market $77,000 Active 83 DOM
10. 2026-06-07
    days on market $77,000 Active 82 DOM
11. 2026-06-05
    days on market $77,000 Active 79 DOM
12. 2026-06-03
    days on market $77,000 Active 78 DOM
13. 2026-06-02
    days on market $77,000 Active 77 DOM
14. 2026-06-01
    days on market $77,000 Active 76 DOM
15. 2026-05-31
    days on market $77,000 Active 75 DOM
16. 2026-05-30
    days on market $77,000 Active 74 DOM
17. 2026-04-15
    price $77,000 1039-char remark

    Show marketing remark (1039 chars)

    Welcome to easy living in Falcon Wood Village, a quiet and private 55+ community conveniently located in the Gilham neighborhood near great shopping, restaurants, Costco and Sacred Heart Hospital. This bright and updated 2-bedroom, 1-bath home features a large, inviting porch/deck—perfect for relaxing or enjoying your morning coffee. Inside, the spacious kitchen offers modern appliances, generous counter space, and abundant storage, opening to the living and dining areas. Luxury vinyl plank flooring runs throughout the main living spaces. The roomy bathroom includes a walk-in shower, double sinks, and extra space for the laundry area. Outside, enjoy the low-maintenance landscaped front and back yards, a fenced patio/deck area, and a large garden/storage shed. The primary bedroom features a double closet, and the bedrooms are thoughtfully separated for privacy. FalconWood Village Space rent is $1,124, per month which includes access to community amenities that include a pool, hot tub, clubhouse, and on-site management.

18. 2026-03-17
    listed $80,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    Welcome to easy living in Falcon Wood Village, a quiet and private 55+ community conveniently located in the Gilham neighborhood near great shopping, restaurants, Costco and Sacred Heart Hospital. This bright and updated 2-bedroom, 1-bath home features a large, inviting porch/deck—perfect for relaxing or enjoying your morning coffee. Inside, the spacious kitchen offers modern appliances, generous counter space, and abundant storage, opening to the living and dining areas. Luxury vinyl plank flooring runs throughout the main living spaces. The roomy bathroom includes a walk-in shower, double sinks, and extra space for the laundry area. Outside, enjoy the low-maintenance landscaped front and back yards, a fenced patio/deck area, and a large garden/storage shed. The primary bedroom features a double closet, and the bedrooms are thoughtfully separated for privacy. FalconWood Village Space rent is $1,124, per month which includes access to community amenities that include a pool, hot tub, clubhouse, and on-site management.

19. 2010-05-13
    soldstatus $22,500 Sold 304-char remark

    Show marketing remark (304 chars)

    Very well cared for and updated throughout 1986 Skyline. Custom oak cabinets, updated exterior paint,roof,flooring,windows, and plumbing in bathroom. Newer efficient gas furnace with central air, and newer oversized gas hot water heater. This house is a gem in a quiet 55+ park. Subject to park approval.

20. 2010-04-24
    status Pending 304-char remark

    Show marketing remark (304 chars)

    Very well cared for and updated throughout 1986 Skyline. Custom oak cabinets, updated exterior paint,roof,flooring,windows, and plumbing in bathroom. Newer efficient gas furnace with central air, and newer oversized gas hot water heater. This house is a gem in a quiet 55+ park. Subject to park approval.

21. 2010-04-24
    historical 304-char remark

    Show marketing remark (304 chars)

    Very well cared for and updated throughout 1986 Skyline. Custom oak cabinets, updated exterior paint,roof,flooring,windows, and plumbing in bathroom. Newer efficient gas furnace with central air, and newer oversized gas hot water heater. This house is a gem in a quiet 55+ park. Subject to park approval.

22. 2010-04-21
    status Active 304-char remark

    Show marketing remark (304 chars)

    Very well cared for and updated throughout 1986 Skyline. Custom oak cabinets, updated exterior paint,roof,flooring,windows, and plumbing in bathroom. Newer efficient gas furnace with central air, and newer oversized gas hot water heater. This house is a gem in a quiet 55+ park. Subject to park approval.

23. 2010-04-21
    historical 304-char remark

    Show marketing remark (304 chars)

    Very well cared for and updated throughout 1986 Skyline. Custom oak cabinets, updated exterior paint,roof,flooring,windows, and plumbing in bathroom. Newer efficient gas furnace with central air, and newer oversized gas hot water heater. This house is a gem in a quiet 55+ park. Subject to park approval.

24. 2010-04-15
    status Active 304-char remark

    Show marketing remark (304 chars)

    Very well cared for and updated throughout 1986 Skyline. Custom oak cabinets, updated exterior paint,roof,flooring,windows, and plumbing in bathroom. Newer efficient gas furnace with central air, and newer oversized gas hot water heater. This house is a gem in a quiet 55+ park. Subject to park approval.

25. 2010-04-15
    historical 304-char remark

    Show marketing remark (304 chars)

    Very well cared for and updated throughout 1986 Skyline. Custom oak cabinets, updated exterior paint,roof,flooring,windows, and plumbing in bathroom. Newer efficient gas furnace with central air, and newer oversized gas hot water heater. This house is a gem in a quiet 55+ park. Subject to park approval.

26. 2010-01-13
    listed $24,900 Active 304-char remark

    Show marketing remark (304 chars)

    Very well cared for and updated throughout 1986 Skyline. Custom oak cabinets, updated exterior paint,roof,flooring,windows, and plumbing in bathroom. Newer efficient gas furnace with central air, and newer oversized gas hot water heater. This house is a gem in a quiet 55+ park. Subject to park approval.

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$270/yr (+$22/mo · 56.5%)

ⓘ 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: $22,766
• − Mortgage interest: −$4,313
• − Property taxes: −$477
• − Insurance: −$1,182
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$2,240
• Taxable income: $10,910
• Est. tax owed @ 24.0%: −$2,618
• After-tax cash flow: $8,861/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

+209.2% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $77,000 RMLS
• 2026-03-17 Listed $80,000 RMLS
• 2010-05-13 Sold (MLS) $22,500 RMLS
• 2010-04-24 Pending — RMLS
• 2010-04-24 Delisted — RMLS
• 2010-04-21 Relisted — RMLS
• 2010-04-21 Delisted — RMLS
• 2010-04-15 Relisted — RMLS
• 2010-04-15 Delisted — RMLS
• 2010-01-13 Listed $24,900 RMLS

Property tax history

+1.9%/yr

Latest (2025): $477 · +1.2% YoY. Source: county tax records.