27645 Snyder Rd #14 · Eugene, OR 97448

$88,500

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 42 Days on market

Built 1985 $105/sqft · 12% above area Est $79k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NEAT AND WELL CARED FOR MFG HOME IN A GREAT COUNTRY PARK. E PAYMENTS, COUNTRY PLEASURE. MOTIVATED. SQFT IS APPROX. SPACE REN $275.

Key facts

• Built 1985
• Listed 42 days

Property features AI

Finance

• Other: Unit dimensions: 60 ft long by 14 ft wide; Main level living area approximately 840; Lot size under 3,000 sq ft
• Financial info: No additional financial details provided
• HOA & community: Space rent $678 per month (water, sewer, and electric included); Pets allowed with conditions; Not a senior community; Zoned residential

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Electric service (fuel: electricity); Community water; Community sewer
• Home design: Manufactured home in park; Single-story (main level entry); Updated/remodeled condition; Mountain and valley views
• Construction: Built in 1985; No additional construction material or foundation details provided
• Exterior features: Metal roof; Private road access; Paved road

Interior

• Kitchen: Electric hot water
• Bedrooms: Primary bedroom (main level); Second bedroom (main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump heating; No central cooling
• Interior features: Updated/remodeled interior; Family room; Great room; Dining room; Living room; Kitchen
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Meadow View School (math 22% / reading 42%, grade F, #246 of 412 statewide, top 60%, 657 students, 66% FRL); Willamette High School (math 24% / reading 50%, grade F, #85 of 143 statewide, top 61%, 1,516 students, 35% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 84 active listings in the ZIP; 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 $612 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 + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $16k; list at $88k implies a 453% gain — meaningful room to come down on a strong offer.

Recommended offer $85,845 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $79,275
• List price: $88,500
• Delta: 11.64%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27645 Snyder Rd #30	0.00mi	2/1.0	728 (-13%)	5mo	$62,000	$85	74
27645 Snyder Rd #28	0.00mi	2/1.0	960 (+14%)	20mo	$39,000	$41	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $16,841
• Equity at exit: $13,196

10-year hold

• IRR: 25.4%
• Equity multiple: 3.21×
• Total profit: $54,874
• Equity at exit: $7,652

Cash invested: $24,780 (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 97448

• Home prices YoY: -35.0%
• Active inventory: 84
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $489

Break-even live

Break-even rent $774

Max offer price $88,500

Occupancy floor 60%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $88,500 Active 42 DOM
2. 2026-06-17
   days on market $88,500 Active 41 DOM
3. 2026-06-16
   pricedays on market $88,500 Active 40 DOM
4. 2026-06-15
   days on market $89,500 Active 39 DOM
5. 2026-06-14
   days on market $89,500 Active 37 DOM
6. 2026-06-10
   days on market $89,500 Active 34 DOM
7. 2026-06-09
   days on market $89,500 Active 33 DOM
8. 2026-06-08
   days on market $89,500 Active 32 DOM
9. 2026-06-07
   days on market $89,500 Active 31 DOM
10. 2026-06-03
    days on market $89,500 Active 27 DOM
11. 2026-06-02
    days on market $89,500 Active 26 DOM
12. 2026-06-01
    days on market $89,500 Active 25 DOM
13. 2026-05-31
    days on market $89,500 Active 24 DOM
14. 2026-05-30
    days on market $89,500 Active 23 DOM
15. 2026-05-06
    listed $89,500 Active 888-char remark
16. 2001-07-30
    soldstatus $16,000 135-char remark

    Show marketing remark (135 chars)

    VERY NEAT AND WELL CARED FOR MFG HOME IN A GREAT COUNTRY PARK. E PAYMENTS, COUNTRY PLEASURE. MOTIVATED. SQFT IS APPROX. SPACE REN $275.

17. 2001-02-12
    listed $17,900 135-char remark

    Show marketing remark (135 chars)

    VERY NEAT AND WELL CARED FOR MFG HOME IN A GREAT COUNTRY PARK. E PAYMENTS, COUNTRY PLEASURE. MOTIVATED. SQFT IS APPROX. SPACE REN $275.

18. 1999-02-01
    soldstatus $17,000

    Show marketing remark (186 chars)

    COUNTRY LIVING, FERN RIDGE MOBILE PARK, FAMILY PARK, CLOSE TO FERNRIDGE LAKE, 1985 GOLDEN WEST, TAPED & TEXTURED WALLS, NEWER ADN FLOOR COVERINGS, 3 YR OLD COMP ROOF, SPACE RENT $255

19. 1999-01-07
    listed $17,000

    Show marketing remark (186 chars)

    COUNTRY LIVING, FERN RIDGE MOBILE PARK, FAMILY PARK, CLOSE TO FERNRIDGE LAKE, 1985 GOLDEN WEST, TAPED & TEXTURED WALLS, NEWER ADN FLOOR COVERINGS, 3 YR OLD COMP ROOF, SPACE RENT $255

20. 1998-07-22
    listed $17,000
21. 1998-01-08
    soldstatus $17,000

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,722
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,575
• Taxable income: $4,744
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,732/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

• City population: 215,212
• Population (ZIP): 14,629

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Portuguese 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -151.05%
• Current HPI: 281.1105
• Rent YoY: —
• Metro: —
• 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

+420.6% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $88,500 RMLS
• 2026-05-06 Listed $89,500 RMLS
• 2001-07-30 Sold (MLS) $16,000 RMLS
• 2001-02-12 Listed $17,900 RMLS
• 1999-02-01 Sold (MLS) $17,000 RMLS
• 1999-01-07 Listed $17,000 RMLS
• 1998-07-22 Listed $17,000 RMLS
• 1998-01-08 Sold (MLS) $17,000 RMLS

Property tax history

-39.3%/yr

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