1475 Green Acres Rd #41 · Eugene, OR 97408

$35,000

2 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 359 Days on market

Built 1974 $30/sqft · 46% below area Est $67k · 47% under ↓ 28% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 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

MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

Key facts

• Low maintenance yard
• Common area pool
• Utility shed

Tags

• SPACIOUS FLOOR PLAN
• PLENTY OF COUNTER SPACE
• COVERED PATIO
• LOW MAINTENANCE YARD
• UTILITY SHED
• COMMON AREA POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.9% 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-.
• 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $242 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $34k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 5.74% ✓
• Cap rate: 51.87%
• Cash-on-cash: 162.78%
• DSCR: 8.24
• GRM: 1.5

CMA / ARV

• ARV (median comp): $66,522
• List price: $35,000
• Delta: -47.39%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1475 Green Acres Rd #58	0.00mi	2/2.0	1,152 (-2%)	9mo	$59,000	$51	89
1475 Green Acres Rd #139	0.00mi	2/2.0	1,136 (-3%)	7mo	$55,000	$48	88
1475 Green Acres Rd #34	0.00mi	2/2.0	1,248 (+6%)	10mo	$65,000	$52	82
1475 Green Acres Rd #13	0.00mi	2/2.0	1,056 (-10%)	6mo	$20,000	$19	78
3355 N Delta Hwy #130	0.33mi	2/2.0	1,188 (+1%)	13mo	$188,000	$158	72
1475 Green Acres Rd #69	0.00mi	2/2.0	1,296 (+10%)	13mo	$37,500	$29	72
3355 N Delta Hwy #128	0.33mi	3/2.0 (+1)	1,200 (+2%)	6mo	$153,500	$128	71
1475 Green Acres Rd #06	0.00mi	2/2.0	1,340 (+14%)	8mo	$125,000	$93	70
1475 Green Acres Rd #133	0.00mi	3/2.0 (+1)	1,242 (+6%)	19mo	$70,000	$56	70
3355 N Delta Hwy #62	0.33mi	2/2.0	1,144 (-3%)	13mo	$185,000	$162	69
1475 Green Acres Rd #158	0.00mi	2/2.0	1,345 (+14%)	12mo	$45,900	$34	66

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: 8.84×
• Total profit: $76,822
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 19.27×
• Total profit: $179,077
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.5×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$184
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $1,263

Break-even live

Break-even rent $410

Max offer price $35,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,283	-5% $1,273	+0% $1,263	+5% $1,253	+10% $1,243
Rent	-10% $1,104	-5% $1,184	+0% $1,263	+5% $1,342	+10% $1,422
Rate	-1.0pp $1,280	-0.5pp $1,272	base $1,263	+0.5pp $1,254	+1.0pp $1,245

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: $8,750
• Closing costs: $1,050
• 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	45d	1	0.40mi
2300 Norkenzie Rd Eugene, OR	2.0	1.5	980	$1,445	$1.47	45d	1	0.42mi
3328 Lake Glenn Dr Eugene, OR	2.0	1.0	1114	$1,800	$1.62	45d	1	0.50mi
1877 Brewer Ave Eugene, OR	3.0–4.0	1.0–1.5	1102	$1,649	$1.50	15d	2	0.64mi
3950 Goodpasture Loop Eugene, OR	1.0	1.0	634	$1,564	$2.46	15d	5	0.69mi
2545 Benson Ln Eugene, OR	3.0	2.0	1340	$2,400	$1.79	45d	1	0.73mi
2310 Snelling Dr Eugene, OR	3.0	2.0	1400	$2,395	$1.71	15d	1	0.74mi
1440 John Day Dr Eugene, OR	1.0–3.0	1.0–2.5	1050	$2,349	$2.24	15d	38	0.75mi
2356 Crescent Ave Eugene, OR	2.0	1.0	810	$1,595	$1.97	45d	1	0.76mi
3610 Goodpasture Loop Eugene, OR	1.0–2.0	1.0–2.0	802	$2,299	$2.87	15d	15	0.76mi
3570 Goodpasture Loop Eugene, OR	2.0	2.0	1000	$1,999	$2.00	45d	1	0.81mi
1844 Happy Ln Eugene, OR	1.0	1.0–2.0	1040	$1,692	$1.63	15d	5	0.95mi
1367 Umpqua Ave Eugene, OR	1.0–2.0	1.0–2.0	850	$2,675	$3.15	15d	46	0.97mi
2948 Matt Dr Eugene, OR	2.0	2.0	1005	$1,850	$1.84	45d	1	0.97mi
2940 Matt Dr Eugene, OR	3.0	2.0	1438	$2,500	$1.74	45d	1	0.97mi
2459 Lakeview Dr Eugene, OR	1.0–3.0	1.0–2.0	966	$1,790	$1.85	15d	24	1.05mi
1500 Norkenzie Rd #67 Eugene, OR	3.0	1.5	1210	$2,395	$1.98	45d	1	1.07mi
1150 Darlene Ln Eugene, OR	1.0–2.0	1.0–2.5	924	$2,285	$2.47	15d	16	1.15mi
2847 Tennyson Ave Eugene, OR	3.0	1.0–2.0	902	$2,178	$2.41	15d	8	1.15mi
1485 Perdue Loop Eugene, OR	2.0	2.0	1484	$2,295	$1.55	15d	1	1.15mi
2754 Chad Dr Eugene, OR	3.0	2.0	1381	$2,295	$1.66	45d	1	1.17mi
1800 Cal Young Rd Eugene, OR	1.0–2.0	1.0–2.0	887	$1,830	$2.06	15d	9	1.23mi
1740 Adkins St Eugene, OR	2.0	1.0	1044	$1,850	$1.77	15d	8	1.41mi
2555 Willakenzie Rd Eugene, OR	1.0–2.0	1.0	732	$1,579	$2.16	15d	12	1.41mi

Listing history 21 events

1. 2026-06-18
   days on market $35,000 Active 359 DOM
2. 2026-06-17
   days on market $35,000 Active 358 DOM
3. 2026-06-16
   days on market $35,000 Active 357 DOM
4. 2026-06-15
   days on market $35,000 Active 356 DOM
5. 2026-06-14
   days on market $35,000 Active 354 DOM
6. 2026-06-13
   days on market $35,000 Active 353 DOM
7. 2026-06-10
   days on market $35,000 Active 351 DOM
8. 2026-06-09
   days on market $35,000 Active 350 DOM
9. 2026-06-08
   days on market $35,000 Active 349 DOM
10. 2026-06-07
    pricedays on market $35,000 Active 348 DOM
11. 2026-04-29
    price $49,900 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

12. 2026-01-16
    price $58,900 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

13. 2026-01-05
    status Active 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

14. 2025-12-29
    status Pending 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

15. 2025-11-28
    price $59,900 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

16. 2025-10-28
    price $63,900 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

17. 2025-10-01
    status Active 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

18. 2025-09-24
    status Pending 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

19. 2025-09-11
    price $65,000 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

20. 2025-07-25
    price $67,000 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

21. 2025-06-02
    listed $69,000 Active 933-char remark

    Show marketing remark (933 chars)

    MAJOR PRICE DROP! Very motivated seller...let's get this sold! Great layout and location for this well-maintained 2-bedroom, 2-bath manufactured home located in FalconWood Village, a 55 and older park. Close to shopping and other amenities. Minutes to Delta or Coburg areas with easy freeway access. Home is clean, in great condition and has a spacious floor plan. Newer carpet and flooring throughout. Comfortable, convenient and great value with a location that is close to everything! The kitchen features plenty of counter space and storage. Washer and dryer included. The primary bedroom includes an en-suite bathroom. The second bedroom is ideal for guests, a home office, or a hobby room. A second full bathroom adds convenience and privacy. Enjoy the covered patio and parking and low-maintenance yard. Utility shed included. Your space rent of $1,124 includes common area pool, hot tub, picnic area, library and post office.

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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: $24,104
• − Mortgage interest: −$1,961
• − Property taxes: −$713
• − Insurance: −$972
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$1,018
• Taxable income: $15,583
• Est. tax owed @ 24.0%: −$3,740
• After-tax cash flow: $11,414/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

-27.7% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $49,900 RMLS
• 2026-01-16 Price Changed $58,900 RMLS
• 2026-01-05 Relisted — RMLS
• 2025-12-29 Pending — RMLS
• 2025-11-28 Price Changed $59,900 RMLS
• 2025-10-28 Price Changed $63,900 RMLS
• 2025-10-01 Relisted — RMLS
• 2025-09-24 Pending — RMLS
• 2025-09-11 Price Changed $65,000 RMLS
• 2025-07-25 Price Changed $67,000 RMLS
• 2025-06-02 Listed $69,000 RMLS

Property tax history

+9.3%/yr

Latest (2025): $713 · +1.2% YoY. Source: county tax records.