1400 Candlelight Dr #162 · Eugene, OR 97402

$44,000

3 bd · 1.0 ba · 938 sqft · Manufactured public records · 152 Days on market

Built 1975 $47/sqft · 34% below area Est $69k · 37% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome to Briarwood Estates, a 55+ community. This charming 3-bedroom, 2-bathroom manufactured home is a steal at just $46,000. Inside you’ll find brand-new carpet and fresh paint throughout, ductless heat pump. With a smart layout and space for a small garden out back.Enjoy the perks of a low space rent of $725.95/month, which covers trash, recycling, and access to all the amenities you could dream of: Two dog parks (because your pup deserves the good life too), Pool,Tennis courts,Billiard room, spa and clubhouse. Whether you're downsizing, or just looking for a fantastic deal in a fantastic location — this is the one.

Key facts

• Fresh paint
• Tennis courts
• Billiard room

Tags

• BRAND-NEW CARPET
• FRESH PAINT
• SMALL GARDEN
• POOL
• TENNIS COURTS
• BILLIARD ROOM

🏷️ Possibly a rental listed for sale. The $44,000 price doesn't fit this home's estimated sale value (~$69,429) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.0% 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.
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 40% 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 $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $38,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.32% ✓
• Cap rate: 38.99%
• Cash-on-cash: 116.77%
• DSCR: 6.20
• GRM: 1.9

CMA / ARV

• ARV (median comp): $69,429
• List price: $44,000
• Delta: -36.63%
• 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 #226	0.00mi	2/1.0 (-1)	924 (-2%)	2mo	$48,000	$52	91
4800 Barger Dr #80	0.15mi	2/1.0 (-1)	924 (-2%)	7mo	$77,000	$83	80
4800 Barger Dr #76	0.15mi	2/1.0 (-1)	924 (-2%)	7mo	$59,000	$64	80
4800 Barger Dr #25	0.15mi	2/2.0 (-1)	924 (-2%)	7mo	$70,000	$76	76
1199 N Terry St #258	0.39mi	2/1.0 (-1)	924 (-2%)	0mo	$64,900	$70	74
1199 N Terry St	0.37mi	2/1.0 (-1)	924 (-2%)	3mo	$81,000	$88	73
1199 N Terry St #248	0.39mi	2/1.0 (-1)	924 (-2%)	3mo	$71,000	$77	72
1199 N Terry St #315	0.39mi	2/2.0 (-1)	960 (+2%)	9mo	$75,000	$78	61
4900 Royal Ave #13	0.69mi	2/1.0 (-1)	924 (-2%)	0mo	$36,500	$40	60
4900 Royal Ave #56	0.69mi	2/1.0 (-1)	924 (-2%)	5mo	$51,000	$55	56
4900 Royal Ave	0.69mi	3/2.0	924 (-2%)	9mo	$26,000	$28	54
1199 N Terry St #264	0.39mi	2/1.0 (-1)	840 (-10%)	6mo	$52,000	$62	54

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: —
• Equity multiple: 6.40×
• Total profit: $66,572
• Equity at exit: $6,561

10-year hold

• IRR: —
• Equity multiple: 12.83×
• Total profit: $145,715
• Equity at exit: $3,804

Cash invested: $12,320 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $1,199

Break-even live

Break-even rent $385

Max offer price $44,000

Occupancy floor 32%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	43d	1	0.44mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	13d	6	0.92mi
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	13d	1	0.93mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	43d	1	0.99mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	13d	1	1.01mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	13d	24	1.03mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	43d	1	1.09mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	13d	2	1.28mi
1920 Taft St Eugene, OR	3.0	1.5	966	$1,850	$1.92	13d	1	1.33mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	1.35mi

Listing history 30 events

1. 2026-06-18
   days on market $44,000 Active 152 DOM
2. 2026-06-17
   days on market $44,000 Active 151 DOM
3. 2026-06-16
   days on market $44,000 Active 150 DOM
4. 2026-06-15
   days on market $44,000 Active 149 DOM
5. 2026-06-14
   days on market $44,000 Active 147 DOM
6. 2026-06-10
   days on market $44,000 Active 144 DOM
7. 2026-06-09
   days on market $44,000 Active 143 DOM
8. 2026-06-08
   days on market $44,000 Active 142 DOM
9. 2026-06-07
   days on market $44,000 Active 141 DOM
10. 2026-06-03
    days on market $44,000 Active 137 DOM
11. 2026-06-02
    days on market $44,000 Active 136 DOM
12. 2026-06-01
    days on market $44,000 Active 135 DOM
13. 2026-05-31
    days on market $44,000 Active 134 DOM
14. 2026-05-30
    days on market $44,000 Active 133 DOM
15. 2026-03-30
    price $46,000 641-char remark

    Show marketing remark (641 chars)

    Welcome to Briarwood Estates, a 55+ community. This charming 3-bedroom, 2-bathroom manufactured home is a steal at just $46,000. Inside you’ll find brand-new carpet and fresh paint throughout, ductless heat pump. With a smart layout and space for a small garden out back.Enjoy the perks of a low space rent of $725.95/month, which covers trash, recycling, and access to all the amenities you could dream of: Two dog parks (because your pup deserves the good life too), Pool,Tennis courts,Billiard room, spa and clubhouse. Whether you're downsizing, or just looking for a fantastic deal in a fantastic location — this is the one.

16. 2026-01-16
    listed $49,000 Active 641-char remark

    Show marketing remark (641 chars)

    Welcome to Briarwood Estates, a 55+ community. This charming 3-bedroom, 2-bathroom manufactured home is a steal at just $46,000. Inside you’ll find brand-new carpet and fresh paint throughout, ductless heat pump. With a smart layout and space for a small garden out back.Enjoy the perks of a low space rent of $725.95/month, which covers trash, recycling, and access to all the amenities you could dream of: Two dog parks (because your pup deserves the good life too), Pool,Tennis courts,Billiard room, spa and clubhouse. Whether you're downsizing, or just looking for a fantastic deal in a fantastic location — this is the one.

17. 2025-08-08
    soldstatus $44,500 Closed 847-char remark

    Show marketing remark (847 chars)

    Welcome to Briarwood Estates, where resort-style living meets unbeatable value. This charming 3-bedroom, 2-bathroom manufactured home is a steal at just $60,000 — yes, you read that right!Inside, you’ll find brand-new carpet and fresh paint throughout, making this single-wide move-in ready. With a smart layout and space for a small garden out back, it’s the perfect place to plant your roots (literally).Enjoy the perks of a low space rent of $695/month, which covers trash, recycling, and access to all the amenities you could dream of: Two dog parks (because your pup deserves the good life too), Pool (floaties encouraged), Tennis courts (channel your inner Serena), Billiard room (game on!), and SO much more! Whether you're downsizing, or just looking for a fantastic deal in a fantastic location — this is the one.

18. 2025-07-22
    status Pending 847-char remark

    Show marketing remark (847 chars)

    Welcome to Briarwood Estates, where resort-style living meets unbeatable value. This charming 3-bedroom, 2-bathroom manufactured home is a steal at just $60,000 — yes, you read that right!Inside, you’ll find brand-new carpet and fresh paint throughout, making this single-wide move-in ready. With a smart layout and space for a small garden out back, it’s the perfect place to plant your roots (literally).Enjoy the perks of a low space rent of $695/month, which covers trash, recycling, and access to all the amenities you could dream of: Two dog parks (because your pup deserves the good life too), Pool (floaties encouraged), Tennis courts (channel your inner Serena), Billiard room (game on!), and SO much more! Whether you're downsizing, or just looking for a fantastic deal in a fantastic location — this is the one.

19. 2025-07-12
    price $50,000 847-char remark

    Show marketing remark (847 chars)

    Welcome to Briarwood Estates, where resort-style living meets unbeatable value. This charming 3-bedroom, 2-bathroom manufactured home is a steal at just $60,000 — yes, you read that right!Inside, you’ll find brand-new carpet and fresh paint throughout, making this single-wide move-in ready. With a smart layout and space for a small garden out back, it’s the perfect place to plant your roots (literally).Enjoy the perks of a low space rent of $695/month, which covers trash, recycling, and access to all the amenities you could dream of: Two dog parks (because your pup deserves the good life too), Pool (floaties encouraged), Tennis courts (channel your inner Serena), Billiard room (game on!), and SO much more! Whether you're downsizing, or just looking for a fantastic deal in a fantastic location — this is the one.

20. 2025-05-28
    price $55,000 847-char remark

    Show marketing remark (847 chars)

    Welcome to Briarwood Estates, where resort-style living meets unbeatable value. This charming 3-bedroom, 2-bathroom manufactured home is a steal at just $60,000 — yes, you read that right!Inside, you’ll find brand-new carpet and fresh paint throughout, making this single-wide move-in ready. With a smart layout and space for a small garden out back, it’s the perfect place to plant your roots (literally).Enjoy the perks of a low space rent of $695/month, which covers trash, recycling, and access to all the amenities you could dream of: Two dog parks (because your pup deserves the good life too), Pool (floaties encouraged), Tennis courts (channel your inner Serena), Billiard room (game on!), and SO much more! Whether you're downsizing, or just looking for a fantastic deal in a fantastic location — this is the one.

21. 2025-05-13
    listed $60,000 Active 847-char remark

    Show marketing remark (847 chars)

    Welcome to Briarwood Estates, where resort-style living meets unbeatable value. This charming 3-bedroom, 2-bathroom manufactured home is a steal at just $60,000 — yes, you read that right!Inside, you’ll find brand-new carpet and fresh paint throughout, making this single-wide move-in ready. With a smart layout and space for a small garden out back, it’s the perfect place to plant your roots (literally).Enjoy the perks of a low space rent of $695/month, which covers trash, recycling, and access to all the amenities you could dream of: Two dog parks (because your pup deserves the good life too), Pool (floaties encouraged), Tennis courts (channel your inner Serena), Billiard room (game on!), and SO much more! Whether you're downsizing, or just looking for a fantastic deal in a fantastic location — this is the one.

22. 2011-03-30
    soldstatus $10,500 Sold
23. 2011-02-14
    status Pending
24. 2011-01-29
    listed $10,500 Active
25. 2009-07-27
    soldstatus $7,500
26. 2009-07-20
    historical
27. 2009-02-26
    listed $7,900
28. 2009-01-09
    soldstatus $10,000
29. 2008-12-30
    historical
30. 2008-11-27
    listed $11,250

ⓘ 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 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: $22,829
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$1,280
• Taxable income: $14,552
• Est. tax owed @ 24.0%: −$3,492
• After-tax cash flow: $10,894/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

+308.9% since first listed

16 events — show timeline

• 2026-03-30 Price Changed $46,000 RMLS
• 2026-01-16 Listed $49,000 RMLS
• 2025-08-08 Sold (MLS) $44,500 RMLS
• 2025-07-22 Pending — RMLS
• 2025-07-12 Price Changed $50,000 RMLS
• 2025-05-28 Price Changed $55,000 RMLS
• 2025-05-13 Listed $60,000 RMLS
• 2011-03-30 Sold (MLS) $10,500 RMLS
• 2011-02-14 Pending — RMLS
• 2011-01-29 Listed $10,500 RMLS
• 2009-07-27 Sold (MLS) $7,500 RMLS
• 2009-07-20 Delisted — RMLS
• 2009-02-26 Listed $7,900 RMLS
• 2009-01-09 Sold (MLS) $10,000 RMLS
• 2008-12-30 Delisted — RMLS
• 2008-11-27 Listed $11,250 RMLS

Property tax history

-39.6%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.