555 N Danebo Ave #72 · Eugene, OR 97402

$70,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 20 Days on market

Built 1978 $76/sqft · at area comps Est $77k · 9% 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 +11.6/15.0
• 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

MH completely remodeled. Move in ready. Clean and nicely done.The park is located close to shopping and public transportation and there is a nice clubhouse and swimming pool. There is RV storage available.

Key facts

• Covered porch
• Vinyl windows
• Laminate flooring

Tags

• VINYL WINDOWS
• LAMINATE FLOORING
• DUCTLESS HEATING AND COOLING
• NEWER WATER HEATER
• SHOWER AND SOAKING TUB
• COVERED PORCH

Property features AI

Finance

• Other: Zoned R-1; Located in a park setting with parcel referenced
• Financial info: Land lease in effect (land lease expiration available); Lot rent paid monthly
• HOA & community: Community laundry; Party room; Community pool; Community trash service; Land lease within the park (monthly lot rent)

Exterior

• Parking: Driveway parking; On-street parking; Carport
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service; Cable internet available
• Home design: Manufactured home in a park (residential); Single-story (main living all on one level); Built in 1978; No significant view
• Construction: Skirting foundation; Membrane roof
• Exterior features: Deck; Covered porch; Yard; Aluminum exterior

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Range hood; Eat bar
• Bedrooms: Primary bedroom on main level with ceiling fan, built-ins and closet; Second bedroom on main level with closet
• Flooring: Laminate flooring in main living areas and bedrooms; Vinyl flooring
• Bathrooms: One full bathroom on main level
• Heating & cooling: Ductless heating; Mini-split cooling
• Interior features: Accessible one-level layout with main-level utility room; Ceiling fans; Laundry area (washer/dryer included); Built-in features in living area; Double-pane windows with vinyl frames; Crawl space foundation; Laminate and vinyl flooring
• Laundry & utility: Washer and dryer included; Utility room on main level; Electric tank hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

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 $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.0% 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.
• Zoned schools: Danebo Elementary School (math 10% / reading 30%, grade F, #358 of 412 statewide, top 89%, 254 students, 65% FRL); Shasta Middle School (math 12% / reading 37%, grade F, #108 of 128 statewide, top 89%, 392 students, 66% FRL); Willamette High School (math 24% / reading 50%, grade F, #85 of 143 statewide, top 61%, 1,516 students, 35% FRL).
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 14 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 36% 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 $484 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 + 1.6% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $46k; list at $70k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.44% ✓
• Cap rate: 22.03%
• Cash-on-cash: 56.22%
• DSCR: 3.50
• GRM: 3.4

CMA / ARV

• ARV (median comp): $77,072
• List price: $70,000
• Delta: -9.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4900 Royal Ave #13	0.38mi	2/1.0	924 (0%)	0mo	$36,500	$40	82
4900 Royal Ave #56	0.38mi	2/1.0	924 (0%)	5mo	$51,000	$55	78
555 N Danebo Ave #36	0.00mi	2/1.0	840 (-9%)	9mo	$39,000	$46	77
4982 Morely Loop	0.61mi	2/1.0	925 (+0%)	3mo	$200,000	$216	69
1199 N Terry St #258	0.66mi	2/1.0	924 (0%)	0mo	$64,900	$70	69
1199 N Terry St #248	0.66mi	2/1.0	924 (0%)	3mo	$71,000	$77	67
4900 Royal Ave #101	0.38mi	2/2.0	924 (0%)	14mo	$36,500	$40	66
4900 Royal Ave	0.38mi	3/2.0 (+1)	924 (0%)	9mo	$26,000	$28	66
1199 N Terry St	0.71mi	2/1.0	924 (0%)	3mo	$81,000	$88	65
1199 N Terry St #315	0.66mi	2/2.0	960 (+4%)	9mo	$75,000	$78	51
1199 N Terry St #264	0.66mi	2/1.0	840 (-9%)	6mo	$52,000	$62	48
1199 N Terry St #175	0.66mi	2/2.0	988 (+7%)	14mo	$50,000	$51	42

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: 53.0%
• Equity multiple: 3.28×
• Total profit: $44,724
• Equity at exit: $10,437

10-year hold

• IRR: 57.7%
• Equity multiple: 6.34×
• Total profit: $104,625
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$367
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $918

Break-even live

Break-even rent $545

Max offer price $70,000

Occupancy floor 41%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	44d	1	0.23mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	14d	1	0.25mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	44d	1	0.29mi
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	44d	1	0.39mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	1.08mi
311 Alva Park Dr Eugene, OR	2.0	1.0	750	$1,895	$2.53	21d	1	1.28mi
1220 Jacobs Dr Eugene, OR	1.0	1.0	493	$1,268	$2.57	14d	7	1.29mi
3400 Hawthorne Ave Eugene, OR	1.0–3.0	1.0	730	$1,543	$2.11	14d	1	1.30mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	14d	6	1.31mi
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	14d	1	1.39mi
1071 Fairfield Ave Eugene, OR	1.0–2.0	1.0–2.0	872	$1,605	$1.84	14d	1	1.40mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	14d	24	1.43mi
1920 Taft St Eugene, OR	3.0	1.5	966	$1,850	$1.92	14d	1	1.44mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	14d	2	1.48mi

Listing history 11 events

1. 2026-06-02
   status $70,000 Pending 20 DOM
2. 2026-06-01
   days on market $70,000 Active 20 DOM
3. 2026-05-31
   days on market $70,000 Active 19 DOM
4. 2026-05-30
   days on market $70,000 Active 18 DOM
5. 2026-05-12
   listed $70,000 Active 790-char remark
6. 2020-07-24
   soldstatus $46,000 Sold 205-char remark

   Show marketing remark (205 chars)

   MH completely remodeled. Move in ready. Clean and nicely done.The park is located close to shopping and public transportation and there is a nice clubhouse and swimming pool. There is RV storage available.

7. 2020-07-05
   status Pending 205-char remark

   Show marketing remark (205 chars)

   MH completely remodeled. Move in ready. Clean and nicely done.The park is located close to shopping and public transportation and there is a nice clubhouse and swimming pool. There is RV storage available.

8. 2020-06-30
   status Active 205-char remark

   Show marketing remark (205 chars)

   MH completely remodeled. Move in ready. Clean and nicely done.The park is located close to shopping and public transportation and there is a nice clubhouse and swimming pool. There is RV storage available.

9. 2020-06-17
   status Pending 205-char remark

   Show marketing remark (205 chars)

   MH completely remodeled. Move in ready. Clean and nicely done.The park is located close to shopping and public transportation and there is a nice clubhouse and swimming pool. There is RV storage available.

10. 2020-06-11
    price $46,000 205-char remark

    Show marketing remark (205 chars)

    MH completely remodeled. Move in ready. Clean and nicely done.The park is located close to shopping and public transportation and there is a nice clubhouse and swimming pool. There is RV storage available.

11. 2020-04-20
    listed $50,000 Active 205-char remark

    Show marketing remark (205 chars)

    MH completely remodeled. Move in ready. Clean and nicely done.The park is located close to shopping and public transportation and there is a nice clubhouse and swimming pool. There is RV storage available.

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$264/yr (+$22/mo · 63.7%)

ⓘ 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 5/10 Major
• 🌡 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: $20,491
• − Mortgage interest: −$3,921
• − Property taxes: −$415
• − Insurance: −$350
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$2,036
• Taxable income: $10,490
• Est. tax owed @ 24.0%: −$2,518
• After-tax cash flow: $8,501/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

+40.0% since first listed

8 events — show timeline

• 2026-06-01 Pending — RMLS
• 2026-05-12 Listed $70,000 RMLS
• 2020-07-24 Sold (MLS) $46,000 RMLS
• 2020-07-05 Pending — RMLS
• 2020-06-30 Relisted — RMLS
• 2020-06-17 Pending — RMLS
• 2020-06-11 Price Changed $46,000 RMLS
• 2020-04-20 Listed $50,000 RMLS

Property tax history

+6.0%/yr

Latest (2025): $415 · +2.5% YoY. Source: county tax records.