1475 Green Acres Rd #157 · Eugene, OR 97408

$24,900

2 bd · 2.0 ba · 1,464 sqft · Manufactured public records · 58 Days on market

Built 1974 $17/sqft · 80% 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
• 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 MLS

1974 Golden West doublewide in a 55+ community offering 1,464 sq. ft. with 2 bedrooms and 2 bathrooms. This home features a large living room plus a separate family room, giving you plenty of space to spread out. A mini-split heat pump provides efficient heating and cooling, and an 8' x 10' tool shed adds extra storage. The home is a fixer and is being sold in as-is condition, offering a solid opportunity for someone ready to make improvements. Park approval is required. Convenient location near shopping with quick highway access.

Key facts

• Garage
• Built 1974
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 77.0% 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.
• Market conditions: Rents rising (+4.0%/yr); 100 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 8.53% ✓
• Cap rate: 76.98%
• Cash-on-cash: 252.45%
• DSCR: 12.23
• GRM: 1.0

CMA / ARV

• ARV (median comp): $121,907
• List price: $24,900
• Delta: -79.57%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1475 Green Acres Rd #157	0.00mi	2/2.0	1,464 (0%)	0mo	$23,000	$16	100
1475 Green Acres Rd #40	0.00mi	2/2.0	1,440 (-2%)	11mo	$69,900	$49	88
1475 Green Acres Rd #162	0.00mi	2/2.0	1,533 (+5%)	11mo	$176,500	$115	83
1475 Green Acres Rd #06	0.00mi	2/2.0	1,340 (-8%)	8mo	$125,000	$93	80
1475 Green Acres Rd #158	0.00mi	2/2.0	1,345 (-8%)	12mo	$45,900	$34	76
3355 N Delta Hwy #97	0.33mi	2/2.0	1,512 (+3%)	7mo	$175,000	$116	73
1475 Green Acres Rd #69	0.00mi	2/2.0	1,296 (-12%)	13mo	$37,500	$29	70
1475 Green Acres Rd #34	0.00mi	2/2.0	1,248 (-15%)	10mo	$65,000	$52	67
3355 N Delta Hwy #136	0.33mi	2/2.0	1,512 (+3%)	14mo	$220,000	$146	67
3355 N Delta Hwy #140	0.33mi	3/2.0 (+1)	1,530 (+4%)	7mo	$176,000	$115	66
3355 N Delta Hwy #107	0.33mi	2/2.0	1,391 (-5%)	15mo	$185,000	$133	64
3355 N Delta Hwy #13	0.33mi	3/2.0 (+1)	1,550 (+6%)	8mo	$196,900	$127	63

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: —
• Equity multiple: 13.53×
• Total profit: $87,341
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 29.69×
• Total profit: $200,051
• Equity at exit: $2,153

Cash invested: $6,972 (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: 1.0×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$131
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$10
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,400

Break-even live

Break-even rent $352

Max offer price $24,900

Occupancy floor 29%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2517 Quebec St Eugene, OR	3.0	2.0	1246	$2,195	$1.76	43d	1	0.40mi
2300 Norkenzie Rd Eugene, OR	2.0	1.5	980	$1,445	$1.47	43d	1	0.42mi
3328 Lake Glenn Dr Eugene, OR	2.0	1.0	1114	$1,800	$1.62	43d	1	0.50mi
1877 Brewer Ave Eugene, OR	3.0–4.0	1.0–1.5	1102	$1,649	$1.50	13d	2	0.64mi
2545 Benson Ln Eugene, OR	3.0	2.0	1340	$2,400	$1.79	43d	1	0.73mi
2310 Snelling Dr Eugene, OR	3.0	2.0	1400	$2,395	$1.71	13d	1	0.74mi
1440 John Day Dr Eugene, OR	1.0–3.0	1.0–2.5	1050	$2,349	$2.24	13d	38	0.75mi
3610 Goodpasture Loop Eugene, OR	1.0–2.0	1.0–2.0	802	$2,299	$2.87	13d	15	0.76mi
2423 Benson Ln Eugene, OR	3.0	2.0	1525	$2,800	$1.84	21d	1	0.76mi
1981 Margaret St Eugene, OR	3.0	2.0	1600	$2,495	$1.56	43d	1	0.77mi
3570 Goodpasture Loop Eugene, OR	2.0	2.0	1000	$1,999	$2.00	43d	1	0.81mi
1844 Happy Ln Eugene, OR	1.0	1.0–2.0	1040	$1,692	$1.63	13d	5	0.95mi
1367 Umpqua Ave Eugene, OR	1.0–2.0	1.0–2.0	850	$2,675	$3.15	13d	46	0.97mi
2948 Matt Dr Eugene, OR	2.0	2.0	1005	$1,850	$1.84	43d	1	0.97mi
2940 Matt Dr Eugene, OR	3.0	2.0	1438	$2,500	$1.74	43d	1	0.97mi
2459 Lakeview Dr Eugene, OR	1.0–3.0	1.0–2.0	966	$1,790	$1.85	13d	24	1.05mi
1500 Norkenzie Rd #67 Eugene, OR	3.0	1.5	1210	$2,395	$1.98	43d	1	1.07mi
1150 Darlene Ln Eugene, OR	1.0–2.0	1.0–2.5	924	$2,285	$2.47	13d	16	1.15mi
2847 Tennyson Ave Eugene, OR	3.0	1.0–2.0	902	$2,178	$2.41	13d	8	1.15mi
1485 Perdue Loop Eugene, OR	2.0	2.0	1484	$2,295	$1.55	13d	1	1.15mi
2754 Chad Dr Eugene, OR	3.0	2.0	1381	$2,295	$1.66	43d	1	1.17mi
1800 Cal Young Rd Eugene, OR	1.0–2.0	1.0–2.0	887	$1,830	$2.06	13d	9	1.23mi
1740 Adkins St Eugene, OR	2.0	1.0	1044	$1,850	$1.77	13d	8	1.41mi
53 Hillview 1 Unit 1 Eugene, OR	3.0	2.5	1550	$2,595	$1.67	13d	1	1.41mi

Listing history 11 events

1. 2026-06-05
   statusdays on market $24,900 Pending 58 DOM
2. 2026-06-03
   days on market $24,900 Active 57 DOM
3. 2026-06-02
   pricedays on market $24,900 Active 56 DOM
4. 2026-06-01
   days on market $29,900 Active 55 DOM
5. 2026-05-31
   days on market $29,900 Active 54 DOM
6. 2026-05-30
   days on market $29,900 Active 53 DOM
7. 2026-05-14
   status Active 536-char remark

   Show marketing remark (536 chars)

   1974 Golden West doublewide in a 55+ community offering 1,464 sq. ft. with 2 bedrooms and 2 bathrooms. This home features a large living room plus a separate family room, giving you plenty of space to spread out. A mini-split heat pump provides efficient heating and cooling, and an 8' x 10' tool shed adds extra storage. The home is a fixer and is being sold in as-is condition, offering a solid opportunity for someone ready to make improvements. Park approval is required. Convenient location near shopping with quick highway access.

8. 2026-05-08
   status Pending 536-char remark

   Show marketing remark (536 chars)

   1974 Golden West doublewide in a 55+ community offering 1,464 sq. ft. with 2 bedrooms and 2 bathrooms. This home features a large living room plus a separate family room, giving you plenty of space to spread out. A mini-split heat pump provides efficient heating and cooling, and an 8' x 10' tool shed adds extra storage. The home is a fixer and is being sold in as-is condition, offering a solid opportunity for someone ready to make improvements. Park approval is required. Convenient location near shopping with quick highway access.

9. 2026-04-01
   listed $29,900 Active 536-char remark

   Show marketing remark (536 chars)

   1974 Golden West doublewide in a 55+ community offering 1,464 sq. ft. with 2 bedrooms and 2 bathrooms. This home features a large living room plus a separate family room, giving you plenty of space to spread out. A mini-split heat pump provides efficient heating and cooling, and an 8' x 10' tool shed adds extra storage. The home is a fixer and is being sold in as-is condition, offering a solid opportunity for someone ready to make improvements. Park approval is required. Convenient location near shopping with quick highway access.

10. 1999-08-27
    soldstatus $43,500 274-char remark

    Show marketing remark (274 chars)

    COMPLETELY UPDATED & MOVE IN READY! VERY OPEN & WARM. NEW PAD & THRUOUT, NEW VINYL, NEW REFRIG & HOT WATER HTR, NEW TOILETS, LIG FXTRS, SKIRTING! GREAT KIT W/ISLAND EATING BAR & COOK TOP, DBLE PANTRY. LOTS OF STRG! MB BATH HAS DBLE SINK & VANITY AREA

11. 1999-04-23
    listed $43,500 274-char remark

    Show marketing remark (274 chars)

    COMPLETELY UPDATED & MOVE IN READY! VERY OPEN & WARM. NEW PAD & THRUOUT, NEW VINYL, NEW REFRIG & HOT WATER HTR, NEW TOILETS, LIG FXTRS, SKIRTING! GREAT KIT W/ISLAND EATING BAR & COOK TOP, DBLE PANTRY. LOTS OF STRG! MB BATH HAS DBLE SINK & VANITY AREA

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $847 · $71/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: $25,493
• − Mortgage interest: −$1,395
• − Property taxes: −$847
• − Insurance: −$922
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$724
• Taxable income: $17,526
• Est. tax owed @ 24.0%: −$4,206
• After-tax cash flow: $12,597/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

-31.3% since first listed

5 events — show timeline

• 2026-05-14 Relisted — RMLS
• 2026-05-08 Pending — RMLS
• 2026-04-01 Listed $29,900 RMLS
• 1999-08-27 Sold (MLS) $43,500 RMLS
• 1999-04-23 Listed $43,500 RMLS

Property tax history

+6.9%/yr

Latest (2025): $847 · +1.2% YoY. Source: county tax records.