1475 Green Acres Rd #141 · Eugene, OR 97408

$49,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 17 Days on market

Built 1975 $51/sqft · at area comps Est $48k · at est. ↓ 10% since listing

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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 +6.2/15.0
• 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

Adorable and lovingly maintained 2-bedroom, 2-bath manufactured home in the Falcon Wood 55+ park within the N. Gilham Neighborhood. This home is close to shopping, busline, medical offices, recreation, and more. A delightful front porch and easy care landscaping welcomes you home. The combined living and dining rooms transition seamlessly to the remodeled kitchen with free-standing range, tiled backsplash, dishwasher and laundry area. Dining room features a handy, built-in hutch for organization. The home features spacious bedrooms with custom closet organizers, completely remodeled bathrooms with walk-in showers and beautiful tile work, gleaming floors, and more. An exterior storage shed p

Key facts

• Built 1975
• Listed 17 days

Property features AI

Finance

• Other: Unit dimensions approximately 40' long by 24' wide; Main level living area reported as 960
• Financial info: Monthly lot rent of $1,055; Land lease expires August 28, 2026
• HOA & community: Community amenities include commons; Located in Falcon Wood Village (park name); Land lease in effect (lot rent paid monthly)

Exterior

• Parking: Driveway
• Utilities: Electric water heater; Electric fuel; Public water; Public sewer
• Home design: Manufactured home in a park (residential); Single-story (main level entry); Built in 1975; No significant view
• Construction: Skirting foundation; Other roof; Manufactured by Pacfa
• Exterior features: Patio; Porch; Tool shed; Level common areas; Paved road access

Interior

• Kitchen: Kitchen on the main level; Dishwasher; Free-standing range
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Minimal steps and a walk-in shower for accessibility; Laminate flooring; Great room, family room, living room and dining room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.0% 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-.
• 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.
• Zoned schools: Gilham Elementary School (math 54% / reading 54%, grade C, #79 of 412 statewide, top 21%, 584 students, 36% FRL); Cal Young Middle School (math 32% / reading 52%, grade D-, #38 of 128 statewide, top 31%, 494 students, 48% FRL); Sheldon High School (math 70% / reading 70%, grade B, #14 of 143 statewide, top 10%, 1,525 students, 37% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 100 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $339 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 + 4.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

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 $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.86% ✓
• Cap rate: 35.04%
• Cash-on-cash: 102.68%
• DSCR: 5.57
• GRM: 2.2

CMA / ARV

• ARV (median comp): $47,601
• List price: $49,000
• Delta: 2.94%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 8 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 (0%)	1mo	$44,000	$46	100
1475 Green Acres Rd #19	0.00mi	2/2.0	960 (0%)	13mo	$62,000	$65	89
1475 Green Acres Rd #175	0.00mi	2/1.0	938 (-2%)	14mo	$40,000	$43	80
1475 Green Acres Rd #13	0.00mi	2/2.0	1,056 (+10%)	6mo	$20,000	$19	79
1475 Green Acres Rd #52	0.00mi	2/1.0	896 (-7%)	12mo	$26,000	$29	75
1475 Green Acres Rd #39	0.00mi	2/1.0	930 (-3%)	19mo	$34,500	$37	75
1475 Green Acres Rd #113	0.00mi	2/2.0	924 (-4%)	23mo	$22,000	$24	75
1475 Green Acres Rd #80	0.00mi	2/1.0	910 (-5%)	22mo	$57,000	$63	69

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: 99.0%
• Equity multiple: 5.70×
• Total profit: $64,525
• Equity at exit: $7,306

10-year hold

• IRR: —
• Equity multiple: 12.30×
• Total profit: $155,070
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$257
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $1,108

Break-even live

Break-even rent $492

Max offer price $49,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,135	-5% $1,121	+0% $1,108	+5% $1,094	+10% $1,080
Rent	-10% $958	-5% $1,033	+0% $1,108	+5% $1,182	+10% $1,257
Rate	-1.0pp $1,132	-0.5pp $1,120	base $1,108	+0.5pp $1,095	+1.0pp $1,082

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: $12,250
• Closing costs: $1,470
• 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	14d	2	0.64mi
3950 Goodpasture Loop Eugene, OR	1.0	1.0	634	$1,564	$2.46	14d	5	0.69mi
1440 John Day Dr Eugene, OR	1.0–3.0	1.0–2.5	1050	$2,349	$2.24	14d	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	14d	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	14d	5	0.95mi
1367 Umpqua Ave Eugene, OR	1.0–2.0	1.0–2.0	850	$2,675	$3.15	14d	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	14d	24	1.05mi
1150 Darlene Ln Eugene, OR	1.0–2.0	1.0–2.5	924	$2,285	$2.47	14d	16	1.15mi
2847 Tennyson Ave Eugene, OR	3.0	1.0–2.0	902	$2,178	$2.41	14d	8	1.15mi
1800 Cal Young Rd Eugene, OR	1.0–2.0	1.0–2.0	887	$1,830	$2.06	14d	9	1.23mi
1740 Adkins St Eugene, OR	2.0	1.0	1044	$1,850	$1.77	14d	8	1.41mi
2555 Willakenzie Rd Eugene, OR	1.0–2.0	1.0	732	$1,579	$2.16	14d	12	1.41mi

Listing history 1 events

1. 2026-05-05
   listed $49,000 Active 804-char remark

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $537 · $45/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 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: $22,726
• − Mortgage interest: −$2,745
• − Property taxes: −$537
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$1,425
• Taxable income: $13,340
• Est. tax owed @ 24.0%: −$3,202
• After-tax cash flow: $10,089/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

-10.2% since first listed

3 events — show timeline

• 2026-06-04 Sold (MLS) $44,000 RMLS
• 2026-05-22 Pending — RMLS
• 2026-05-05 Listed $49,000 RMLS

Property tax history

+9.7%/yr

Latest (2025): $537 · +1.2% YoY. Source: county tax records.