4800 Barger Dr #39 · Eugene, OR 97402

$139,900

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 21 Days on market

Built 1977 $711/mo HOA · 32% of rent

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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 +19.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Wow! Room to roam in this spacious updated home in popular 55+ Briarwood Park. Features include kitchen with cook island and all appliances, dining w/built-in hutch, family room with fireplace, master bedroom w/full bath, and vinyl windows and heat pump for economy. Gated park offers great clubhouse with party room w/full kitchen, pool, hot tub, weight room, pool room, library, tennis, and even a dog park!

Key facts

• Gated community
• Soaking tub
• Separate shower

Tags

• GATED COMMUNITY
• MULTIPLE LIVING AREAS
• REAL WOOD-BURNING FIREPLACE
• OVERSIZED PRIMARY SUITE
• SOAKING TUB
• SEPARATE SHOWER

Property features AI

Finance

• Other: Buyers should contact park manager for approval and gate code; Park name: Briarwood Estates
• Financial info: Association fee paid monthly; Lot rent paid monthly
• HOA & community: HOA/park-managed (HCA Management); Monthly association fee; Monthly lot rent; Community amenities include pool, recreation facilities, meeting/party rooms, commons, library, laundry, athletic courts (tennis, basketball), weight room, road maintenance, snow removal, cable/satellite TV, internet, and gated access; Park approval required for buyers; Senior community

Exterior

• Parking: Carport and driveway; Carport-style garage
• Security: Security lights; Gated community (park amenities indicate gated)
• Utilities: Public water; Public sewer; Electricity fuel; Cable and satellite internet available
• Home design: Manufactured home in a park; Updated/remodeled condition; Single-story/main living all on main level; Built in 1977; No notable view
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Covered deck; Covered patio; Tool shed; Vinyl siding; Level lot; Paved road access

Interior

• Kitchen: Island; Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Microwave; Eating area; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on main level with ensuite bathroom, closet, and tub/shower; Second bedroom on main level with closet; Third bedroom on main level with closet
• Flooring: Luxury vinyl plank and vinyl floors throughout
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Heat pump for heating and cooling
• Interior features: One-level accessibility; Soaking tub; Walk-in washer/dryer area; Washer/Dryer included; Luxury vinyl plank and vinyl flooring throughout; Double-pane windows with vinyl frames; Crawl space with exterior entry; Wood-burning fireplace (1)
• Laundry & utility: Main-level laundry room (washer/dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Zoned schools: Danebo Elementary School (math 10% / reading 30%, grade F, #358 of 412 statewide, top 89%, 254 students, 65% FRL); Shasta Middle School (math 12% / reading 37%, grade F, #108 of 128 statewide, top 89%, 392 students, 66% FRL); Willamette High School (math 24% / reading 50%, grade F, #85 of 143 statewide, top 61%, 1,516 students, 35% FRL).
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 8 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).
• At $2,193/mo this rent would consume 46% of the median local household income ($58k/yr) (locally 3142% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $140k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.57% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $351,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1699 N Terry St #89	0.22mi	3/2.0	1,782 (-4%)	2mo	$143,500	$81	83
1699 N Terry St #156	0.22mi	3/2.0	1,794 (-3%)	4mo	$125,000	$70	82
1400 Candlelight Dr #177	0.15mi	3/2.0	1,876 (+2%)	12mo	$172,000	$92	81
5253 Glenn Ellen Dr	0.47mi	3/2.0	1,782 (-4%)	6mo	$310,000	$174	67
5050 W Port St	0.28mi	3/2.0	1,958 (+6%)	13mo	$375,000	$192	66
5322 Burke St	0.51mi	3/2.0	1,782 (-4%)	11mo	$338,000	$190	61
5365 Cobblestone Ln	0.51mi	3/2.0	1,987 (+8%)	4mo	$425,000	$214	60
1199 N Terry St #198	0.53mi	4/2.0 (+1)	1,876 (+2%)	12mo	$167,000	$89	57
5264 Glenn Ellen Dr	0.49mi	3/2.0	2,019 (+9%)	7mo	$390,000	$193	56
5318 Bridgewater Dr	0.48mi	3/2.0	1,690 (-8%)	9mo	$350,000	$207	56
1199 N Terry St #169	0.53mi	2/2.0 (-1)	1,704 (-8%)	5mo	$135,500	$80	53
5385 Bridgewater Dr	0.51mi	3/2.0	1,668 (-10%)	10mo	$363,125	$218	52

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-15,175
• Equity at exit: $20,860

10-year hold

• IRR: -4.6%
• Equity multiple: 0.72×
• Total profit: $-10,780
• Equity at exit: $12,096

Cash invested: $39,172 (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: 297
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$734
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$58
• HOA: −$711
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $160

Break-even live

Break-even rent $1,990

Max offer price $139,900

Occupancy floor 88%

Sensitivity live

Price	-10% $239	-5% $199	+0% $160	+5% $120	+10% $81
Rent	-10% $-13	-5% $73	+0% $160	+5% $246	+10% $333
Rate	-1.0pp $230	-0.5pp $195	base $160	+0.5pp $124	+1.0pp $87

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	0.41mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	14d	1	0.59mi
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	0.59mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	44d	1	0.60mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.63mi
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	21d	1	0.66mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	44d	1	0.90mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	14d	1	1.02mi

HOA detail

• Monthly dues: $711 · $8,532/yr
• Likely covers: poolsecurity

Listing history 22 events

1. 2026-06-18
   days on market $139,900 Active 21 DOM
2. 2026-06-17
   days on market $139,900 Active 20 DOM
3. 2026-06-16
   pricedays on market $139,900 Active 19 DOM
4. 2026-06-15
   days on market $149,000 Active 18 DOM
5. 2026-06-14
   days on market $149,000 Active 16 DOM
6. 2026-06-10
   days on market $149,000 Active 13 DOM
7. 2026-06-09
   days on market $149,000 Active 12 DOM
8. 2026-06-08
   days on market $149,000 Active 11 DOM
9. 2026-06-07
   days on market $149,000 Active 10 DOM
10. 2026-06-03
    days on market $149,000 Active 6 DOM
11. 2026-06-03
    price $149,000 Active 5 DOM
12. 2026-06-02
    days on market $155,000 Active 5 DOM
13. 2026-06-01
    days on market $155,000 Active 4 DOM
14. 2026-05-31
    days on market $155,000 Active 3 DOM
15. 2026-05-30
    days on market $155,000 Active 2 DOM
16. 2026-05-28
    listed $155,000 Active
17. 2023-09-13
    historical
18. 2023-09-12
    price $160,000
19. 2023-08-31
    listed $163,000 Active
20. 2019-04-19
    soldstatus $68,000 Sold 411-char remark

    Show marketing remark (411 chars)

    Wow! Room to roam in this spacious updated home in popular 55+ Briarwood Park. Features include kitchen with cook island and all appliances, dining w/built-in hutch, family room with fireplace, master bedroom w/full bath, and vinyl windows and heat pump for economy. Gated park offers great clubhouse with party room w/full kitchen, pool, hot tub, weight room, pool room, library, tennis, and even a dog park!

21. 2019-04-04
    status Pending 411-char remark

    Show marketing remark (411 chars)

    Wow! Room to roam in this spacious updated home in popular 55+ Briarwood Park. Features include kitchen with cook island and all appliances, dining w/built-in hutch, family room with fireplace, master bedroom w/full bath, and vinyl windows and heat pump for economy. Gated park offers great clubhouse with party room w/full kitchen, pool, hot tub, weight room, pool room, library, tennis, and even a dog park!

22. 2019-03-25
    listed $65,900 Active 411-char remark

    Show marketing remark (411 chars)

    Wow! Room to roam in this spacious updated home in popular 55+ Briarwood Park. Features include kitchen with cook island and all appliances, dining w/built-in hutch, family room with fireplace, master bedroom w/full bath, and vinyl windows and heat pump for economy. Gated park offers great clubhouse with party room w/full kitchen, pool, hot tub, weight room, pool room, library, tennis, and even a dog park!

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$524/yr (+$44/mo · 62.8%)

ⓘ 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 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 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,312
• − Mortgage interest: −$7,837
• − Property taxes: −$833
• − Insurance: −$700
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − HOA: −$8,532
• − Depreciation: −$4,070
• Taxable income: $131
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,886/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

+135.2% since first listed

7 events — show timeline

• 2026-05-28 Listed $155,000 RMLS
• 2023-09-13 Listing Removed — WVMLS
• 2023-09-12 Price Changed $160,000 WVMLS
• 2023-08-31 Listed $163,000 WVMLS
• 2019-04-19 Sold (MLS) $68,000 RMLS
• 2019-04-04 Pending — RMLS
• 2019-03-25 Listed $65,900 RMLS

Property tax history

+3.9%/yr

Latest (2025): $833 · +2.6% YoY. Source: county tax records.