1800 Lakewood Ct #158 · Eugene, OR 97402

$32,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 230 Days on market

Built 1989 $25/sqft · 79% below area ↓ 31% since listing

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Why this score? — see what drove the D 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 +7.5/15.0
• 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 home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

Key facts

• Large backyard
• Multiple tool sheds
• Corner lot

Tags

• LARGE BACKYARD
• CORNER LOT
• MULTIPLE TOOL SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $32k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 57.6% 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); 302 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 6.44% ✓
• Cap rate: 57.57%
• Cash-on-cash: 183.15%
• DSCR: 9.15
• GRM: 1.3

CMA / ARV

• ARV (median comp): $149,215
• List price: $32,000
• Delta: -78.55%
• 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
1800 Lakewood Ct #134	0.00mi	2/2.0 (-1)	1,344 (+4%)	1mo	$78,900	$59	88
1800 Lakewood Ct #57	0.00mi	3/2.0	1,368 (+6%)	6mo	$36,900	$27	86
1800 Lakewood Ct #63	0.00mi	3/2.0	1,248 (-4%)	10mo	$134,000	$107	85
1800 Lakewood Ct #155	0.00mi	3/2.0	1,350 (+4%)	15mo	$46,500	$34	81
1800 Lakewood Ct #133	0.00mi	2/2.0 (-1)	1,272 (-2%)	15mo	$67,500	$53	80
1800 Lakewood Ct #88	0.00mi	3/2.0	1,392 (+7%)	12mo	$30,000	$22	78
1800 Lakewood Ct #20	0.00mi	2/2.0 (-1)	1,368 (+6%)	11mo	$34,000	$25	76
1800 Lakewood Ct #32	0.00mi	2/2.0 (-1)	1,392 (+7%)	14mo	$20,000	$14	71
3454 Pattison St	0.22mi	3/2.0	1,188 (-8%)	8mo	$300,000	$253	68
1800 Lakewood Ct #15	0.00mi	3/2.0	1,120 (-14%)	12mo	$40,000	$36	67
1800 Lakewood Ct #121	0.00mi	2/2.0 (-1)	1,464 (+13%)	11mo	$87,000	$59	64
1202 N Park Ave	0.50mi	3/2.0	1,190 (-8%)	5mo	$108,000	$91	59

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: 9.82×
• Total profit: $79,063
• Equity at exit: $4,771

10-year hold

• IRR: —
• Equity multiple: 19.93×
• Total profit: $169,644
• Equity at exit: $2,767

Cash invested: $8,960 (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: 302
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$168
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $1,367

Break-even live

Break-even rent $329

Max offer price $32,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,386	-5% $1,377	+0% $1,367	+5% $1,358	+10% $1,349
Rent	-10% $1,205	-5% $1,286	+0% $1,367	+5% $1,449	+10% $1,530
Rate	-1.0pp $1,384	-0.5pp $1,376	base $1,367	+0.5pp $1,359	+1.0pp $1,351

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 Taft St Eugene, OR	3.0	1.5	966	$1,850	$1.92	15d	1	0.21mi
1246 Hughes St Eugene, OR	3.0	2.0	1200	$2,300	$1.92	15d	1	0.33mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	15d	2	0.36mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	22d	1	0.42mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	45d	1	0.51mi
1071 Fairfield Ave Eugene, OR	1.0–2.0	1.0–2.0	872	$1,605	$1.84	15d	1	0.62mi
1161 N Park Ave Eugene, OR	3.0	1.0	900	$2,295	$2.55	22d	1	0.62mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	14d	6	0.66mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	14d	24	0.68mi
3466 Royal Ave Eugene, OR	3.0	2.0	1604	$2,550	$1.59	22d	1	0.72mi
3358 Richard Ave Eugene, OR	3.0	1.0	1164	$1,995	$1.71	45d	1	0.73mi
910 Westsprings Dr Eugene, OR	2.0	2.0	990	$1,699	$1.72	14d	1	0.79mi
1642 Zoe Ave Eugene, OR	3.0	2.5	1395	$2,695	$1.93	22d	1	0.80mi
1846 Labona Dr Eugene, OR	3.0	2.0	1501	$2,500	$1.67	14d	1	0.93mi
128 Chase St Eugene, OR	2.0	1.5	1378	$1,895	$1.38	45d	1	1.18mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	45d	1	1.22mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	45d	1	1.34mi
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	45d	1	1.34mi

Listing history 26 events

1. 2026-06-21
   days on market $32,000 Active 230 DOM
2. 2026-06-18
   days on market $32,000 Active 227 DOM
3. 2026-06-17
   days on market $32,000 Active 226 DOM
4. 2026-06-16
   days on market $32,000 Active 225 DOM
5. 2026-06-15
   days on market $32,000 Active 224 DOM
6. 2026-06-14
   days on market $32,000 Active 222 DOM
7. 2026-06-10
   days on market $32,000 Active 219 DOM
8. 2026-06-09
   days on market $32,000 Active 218 DOM
9. 2026-06-08
   days on market $32,000 Active 217 DOM
10. 2026-06-07
    days on market $32,000 Active 216 DOM
11. 2026-06-03
    days on market $32,000 Active 212 DOM
12. 2026-06-02
    remarks 248-char remark
13. 2026-06-02
    pricedays on market $32,000 Active 211 DOM
14. 2026-06-01
    days on market $36,000 Active 210 DOM
15. 2026-05-31
    days on market $36,000 Active 209 DOM
16. 2026-05-30
    days on market $36,000 Active 208 DOM
17. 2026-05-06
    price $36,000 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

18. 2026-04-07
    price $38,000 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

19. 2026-03-18
    price $40,000 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

20. 2026-03-02
    status Active 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

21. 2026-02-22
    status Pending 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

22. 2026-01-05
    price $43,000 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

23. 2025-12-17
    status Active 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

24. 2025-12-09
    status Pending 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

25. 2025-12-01
    price $47,000 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

26. 2025-10-17
    listed $52,000 Active 230-char remark

    Show marketing remark (230 chars)

    Welcome home to this 3-bedroom, 2-bathroom, 1296sqft home in Lakewood Vista 55+ park. This home offers a spacious layout, large backyard on a corner lot. Multiple tool sheds for all your storage needs. Schedule your showing today.

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $947 · $79/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 14 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: $24,723
• − Mortgage interest: −$1,792
• − Property taxes: −$947
• − Insurance: −$160
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$931
• Taxable income: $16,936
• Est. tax owed @ 24.0%: −$4,065
• After-tax cash flow: $12,345/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

-30.8% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $36,000 RMLS
• 2026-04-07 Price Changed $38,000 RMLS
• 2026-03-18 Price Changed $40,000 RMLS
• 2026-03-02 Relisted — RMLS
• 2026-02-22 Pending — RMLS
• 2026-01-05 Price Changed $43,000 RMLS
• 2025-12-17 Relisted — RMLS
• 2025-12-09 Pending — RMLS
• 2025-12-01 Price Changed $47,000 RMLS
• 2025-10-17 Listed $52,000 RMLS

Property tax history

+1.4%/yr

Latest (2025): $947 · +2.6% YoY. Source: county tax records.