2150 Laura St #202 · Springfield, OR 97477

$79,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 4 Days on market

Built 1993 $61/sqft · 50% below area Est $157k · 50% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Monte Loma Park for 55+ and over.Great location within the neighborhood. Immaculate condition throughout, separation of bedrooms. Vaulted ceilings, skylights. New roof in 2010. Large lot, double carport plus two storage sheds.Manicured yard with raised garden beds, underground sprinkling.Convenient location to Springfield and Eugene, Gateway Shopping Center.

Key facts

• Private feel
• Storage area
• High ceilings

Tags

• GARDEN SPACE
• STORAGE AREA
• EXTRA CARPORT PARKING
• HIGH CEILINGS
• SKYLIGHTS
• PRIVATE FEEL

Property features AI

Finance

• Other: Unit dimensions approximately 48' x 27'; Lot size listed in the 0–2,999 sq ft range; Property is resale; no land included
• Financial info: Land lease (lot rent) charged monthly; Land lease expires December 31, 2026
• HOA & community: Park amenities include commons and meeting room; Pet restrictions apply; Located in Monta Loma park (senior community)

Exterior

• Parking: Carport
• Utilities: Electric water heater; Electric fuel; Public water; Public sewer; Cable internet available
• Home design: Manufactured home in a park (Waverly Crest model by Fleetwood); Single-story (one level); No notable view
• Construction: Built in 1993; Composition roof; Manufactured construction
• Exterior features: Covered deck; Free-standing hot tub; Tool shed; Yard; T-111 siding

Interior

• Kitchen: Pantry; Skylight(s); Free-standing range; Free-standing refrigerator; Dishwasher
• Bedrooms: Primary bedroom on the main level with ensuite bathroom and double closet; Second bedroom on the main level with closet; Third bedroom on the main level with closet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Heat pump (provides heating and cooling)
• Interior features: High ceilings; Laundry area; Double-pane windows; Main-floor bedroom with bath; One-level living; Accessibility features
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 19.4% 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); 163 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 33% 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 $546 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $79,000

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: 2.27% ✓
• Cap rate: 19.38%
• Cash-on-cash: 46.75%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $157,000
• List price: $79,000
• Delta: -49.68%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

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 (0%)	0mo	$81,500	$63	100
451 Lochaven Ave	0.12mi	3/2.0	1,296 (0%)	2mo	$157,000	$121	92
328 Scotts Glen Dr	0.11mi	3/2.0	1,323 (+2%)	7mo	$345,000	$261	85
475 Lochaven Ave	0.14mi	3/2.0	1,296 (0%)	14mo	$150,000	$116	82
898 Lochaven Ave	0.45mi	3/2.0	1,296 (0%)	2mo	$150,000	$116	77
484 Scotts Glen Dr	0.15mi	3/2.0	1,404 (+8%)	4mo	$150,000	$107	76
2150 Laura St #222	0.00mi	3/2.0	1,404 (+8%)	14mo	$68,000	$48	74
2150 Laura St #213	0.00mi	2/2.0 (-1)	1,188 (-8%)	12mo	$74,000	$62	71
1120 W Fairview Dr #3	0.57mi	3/2.0	1,232 (-5%)	4mo	$99,000	$80	62
708 Lochaven Ave	0.32mi	2/2.0 (-1)	1,188 (-8%)	16mo	$105,000	$88	53
492 Moffit Ln	0.74mi	3/2.0	1,179 (-9%)	8mo	$331,900	$282	43
490 Moffit Ln	0.75mi	3/2.0	1,179 (-9%)	9mo	$329,900	$280	43

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: 46.1%
• Equity multiple: 3.05×
• Total profit: $45,435
• Equity at exit: $11,779

10-year hold

• IRR: 52.7%
• Equity multiple: 6.63×
• Total profit: $124,500
• Equity at exit: $6,830

Cash invested: $22,120 (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: 163
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$414
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $862

Break-even live

Break-even rent $700

Max offer price $79,000

Occupancy floor 47%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 Shadylane Dr Springfield, OR	2.0	1.5	860	$1,730	$2.01	21d	4	0.19mi
636 W Quinalt St Springfield, OR	3.0	1.5	1045	$1,595	$1.53	44d	1	0.37mi
668 W Quinalt St Springfield, OR	3.0	1.5	1100	$1,695	$1.54	44d	1	0.38mi
243 R St Springfield, OR	1.0–3.0	1.0–2.5	867	$1,649	$1.90	44d	6	0.47mi
2609 S Cloverleaf Loop Unit 2609 Springfield, OR	3.0	1.5	1500	$1,975	$1.32	14d	1	0.52mi
956 W Olympic St Springfield, OR	3.0	2.0	1212	$2,200	$1.82	14d	1	0.60mi
2555 Gateway St Springfield, OR	2.0	1.0	682	$1,649	$2.42	21d	14	0.61mi
506 W Centennial Blvd Springfield, OR	1.0–3.0	1.0–2.0	1182	$1,699	$1.44	21d	3	0.68mi
506 W Centennial Blvd Springfield, OR	2.0	1.0	885	$1,684	$1.90	14d	4	0.68mi
859 W M St Springfield, OR	4.0	1.0	1504	$1,700	$1.13	44d	1	0.72mi
175 G St Unit C Springfield, OR	3.0	1.0	975	$1,450	$1.49	44d	1	1.07mi
700 1st St Unit 18 Springfield, OR	2.0	1.0	900	$1,350	$1.50	14d	1	1.10mi
562 Kelly Blvd Springfield, OR	4.0	1.0	1500	$1,995	$1.33	44d	1	1.15mi
1217 R St #5 Springfield, OR	2.0	1.0	900	$1,395	$1.55	21d	1	1.17mi
1253 R St Unit 4 Springfield, OR	2.0	1.5	1000	$1,295	$1.29	44d	1	1.19mi
430 Pioneer Pkwy W Unit 432 Springfield, OR	2.0	1.5	1100	$1,795	$1.63	44d	1	1.31mi
3440 Westward Ho Ave Unit 3440 Eugene, OR	2.0	1.0	950	$1,995	$2.10	44d	1	1.36mi
3450 McKenna Dr Eugene, OR	1.0–2.0	1.0–2.0	1125	$1,720	$1.53	14d	5	1.47mi
375 Marche Chase Dr Eugene, OR	1.0–2.0	1.0–2.0	896	$1,960	$2.19	14d	8	1.48mi

Listing history 5 events

1. 2026-05-03
   status Pending 549-char remark
2. 2026-04-29
   listed $79,000 Active 549-char remark
3. 2016-12-02
   soldstatus $62,000 Sold 360-char remark

   Show marketing remark (360 chars)

   Monte Loma Park for 55+ and over.Great location within the neighborhood. Immaculate condition throughout, separation of bedrooms. Vaulted ceilings, skylights. New roof in 2010. Large lot, double carport plus two storage sheds.Manicured yard with raised garden beds, underground sprinkling.Convenient location to Springfield and Eugene, Gateway Shopping Center.

4. 2016-10-07
   status Pending 360-char remark

   Show marketing remark (360 chars)

   Monte Loma Park for 55+ and over.Great location within the neighborhood. Immaculate condition throughout, separation of bedrooms. Vaulted ceilings, skylights. New roof in 2010. Large lot, double carport plus two storage sheds.Manicured yard with raised garden beds, underground sprinkling.Convenient location to Springfield and Eugene, Gateway Shopping Center.

5. 2016-09-18
   listed $65,000 Active 360-char remark

   Show marketing remark (360 chars)

   Monte Loma Park for 55+ and over.Great location within the neighborhood. Immaculate condition throughout, separation of bedrooms. Vaulted ceilings, skylights. New roof in 2010. Large lot, double carport plus two storage sheds.Manicured yard with raised garden beds, underground sprinkling.Convenient location to Springfield and Eugene, Gateway Shopping Center.

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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: $21,485
• − Mortgage interest: −$4,425
• − Property taxes: −$1,265
• − Insurance: −$395
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$2,298
• Taxable income: $9,663
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $8,022/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

+25.4% since first listed

6 events — show timeline

• 2026-06-17 Sold (MLS) $81,500 RMLS
• 2026-05-03 Pending — RMLS
• 2026-04-29 Listed $79,000 RMLS
• 2016-12-02 Sold (MLS) $62,000 RMLS
• 2016-10-07 Pending — RMLS
• 2016-09-18 Listed $65,000 RMLS

Property tax history

+3.8%/yr

Latest (2025): $1,265 · +1.6% YoY. Source: county tax records.