1400 Candlelight Dr #231 · Eugene, OR 97402

$99,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 132 Days on market

Built 1981 $72/sqft · 21% below area Est $125k · 21% under ↓ 5% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 to 1400 Candlelight Dr #231, located in a desirable 55+ gated community in Eugene. This 3-bedroom, 2-bath double-wide home offers comfortable, low-maintenance living with recent major upgrades including a new roof and newly replaced heat pump and furnace.The community features a variety of amenities designed for an active lifestyle, including a seasonal outdoor pool and indoor spa, remodeled clubhouse with kitchen and laundry, billiards room, library, and fitness center. Outdoor amenities include tennis and basketball courts, a dog park, and RV parking. Conveniently located near shopping, dining, and local services, this is a wonderful opportunity to enjoy peaceful living in a welcoming community. Come tour it today!

Key facts

• Gated community
• Fitness center
• Indoor spa

Tags

• GATED COMMUNITY
• SEASONAL OUTDOOR POOL
• INDOOR SPA
• REMODELED CLUBHOUSE
• BILLIARDS ROOM
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

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 $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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); 297 active listings in the ZIP; 16 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 44% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.14% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.07%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

• ARV (median comp): $124,917
• List price: $99,000
• Delta: -20.75%
• 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
1699 N Terry St #225	0.22mi	3/2.0	1,376 (+1%)	5mo	$151,500	$110	85
1699 N Terry St #244	0.22mi	3/2.0	1,352 (-1%)	4mo	$195,000	$144	84
1699 N Terry St #379	0.22mi	3/2.0	1,458 (+7%)	2mo	$145,000	$99	77
1699 N Terry St #43	0.22mi	3/2.0	1,480 (+8%)	0mo	$125,000	$84	76
1400 Candlelight Dr #105	0.00mi	2/2.0 (-1)	1,176 (-14%)	0mo	$107,500	$91	72
1699 N Terry St #142	0.22mi	3/2.0	1,482 (+8%)	6mo	$110,000	$74	70
1199 N Terry St #137	0.39mi	3/2.0	1,296 (-5%)	3mo	$133,000	$103	70
5268 Olympic Cir	0.44mi	3/2.0	1,283 (-6%)	3mo	$333,500	$260	66
1699 N Terry St #152	0.22mi	2/2.0 (-1)	1,496 (+9%)	5mo	$123,000	$82	65
1199 N Terry St #404	0.39mi	3/2.0	1,196 (-13%)	3mo	$89,500	$75	58
5276 Olympic Cir	0.45mi	3/2.0	1,180 (-14%)	4mo	$335,000	$284	53
5330 Elk Ridge Dr	0.43mi	4/2.0 (+1)	1,560 (+14%)	6mo	$365,000	$234	46

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: 41.7%
• Equity multiple: 2.76×
• Total profit: $48,735
• Equity at exit: $14,761

10-year hold

• IRR: 47.3%
• Equity multiple: 5.25×
• Total profit: $117,747
• Equity at exit: $8,560

Cash invested: $27,720 (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 97402

• Rents YoY: 1.6%
• Active inventory: 297
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,064

Break-even live

Break-even rent $773

Max offer price $99,000

Occupancy floor 45%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	44d	1	0.44mi
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	0.52mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	14d	1	0.52mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	0.55mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	44d	1	0.68mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.70mi
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	21d	1	0.75mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	14d	1	0.87mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	44d	1	0.91mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	14d	6	0.92mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	14d	24	1.03mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	44d	1	1.09mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	14d	2	1.28mi
1920 Taft St Eugene, OR	3.0	1.5	966	$1,850	$1.92	14d	1	1.33mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	1.35mi
1246 Hughes St Eugene, OR	3.0	2.0	1200	$2,300	$1.92	14d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 132 DOM
2. 2026-06-17
   days on market $99,000 Active 131 DOM
3. 2026-06-16
   days on market $99,000 Active 130 DOM
4. 2026-06-15
   days on market $99,000 Active 129 DOM
5. 2026-06-14
   days on market $99,000 Active 127 DOM
6. 2026-06-10
   days on market $99,000 Active 124 DOM
7. 2026-06-09
   days on market $99,000 Active 123 DOM
8. 2026-06-09
   price $99,000 Active 122 DOM
9. 2026-06-08
   days on market $105,000 Active 122 DOM
10. 2026-06-07
    days on market $105,000 Active 121 DOM
11. 2026-06-03
    days on market $105,000 Active 117 DOM
12. 2026-06-02
    days on market $105,000 Active 116 DOM
13. 2026-06-01
    days on market $105,000 Active 115 DOM
14. 2026-05-31
    days on market $105,000 Active 114 DOM
15. 2026-05-30
    days on market $105,000 Active 113 DOM
16. 2026-04-24
    price $105,000 734-char remark

    Show marketing remark (734 chars)

    Welcome to 1400 Candlelight Dr #231, located in a desirable 55+ gated community in Eugene. This 3-bedroom, 2-bath double-wide home offers comfortable, low-maintenance living with recent major upgrades including a new roof and newly replaced heat pump and furnace.The community features a variety of amenities designed for an active lifestyle, including a seasonal outdoor pool and indoor spa, remodeled clubhouse with kitchen and laundry, billiards room, library, and fitness center. Outdoor amenities include tennis and basketball courts, a dog park, and RV parking. Conveniently located near shopping, dining, and local services, this is a wonderful opportunity to enjoy peaceful living in a welcoming community. Come tour it today!

17. 2026-02-06
    listed $110,000 Active 734-char remark

    Show marketing remark (734 chars)

    Welcome to 1400 Candlelight Dr #231, located in a desirable 55+ gated community in Eugene. This 3-bedroom, 2-bath double-wide home offers comfortable, low-maintenance living with recent major upgrades including a new roof and newly replaced heat pump and furnace.The community features a variety of amenities designed for an active lifestyle, including a seasonal outdoor pool and indoor spa, remodeled clubhouse with kitchen and laundry, billiards room, library, and fitness center. Outdoor amenities include tennis and basketball courts, a dog park, and RV parking. Conveniently located near shopping, dining, and local services, this is a wonderful opportunity to enjoy peaceful living in a welcoming community. Come tour it 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: $601 · $50/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$359/yr (+$30/mo · 59.8%)

ⓘ 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: $25,438
• − Mortgage interest: −$5,546
• − Property taxes: −$601
• − Insurance: −$495
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$2,880
• Taxable income: $11,846
• Est. tax owed @ 24.0%: −$2,843
• After-tax cash flow: $9,927/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

-4.5% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $105,000 RMLS
• 2026-02-06 Listed $110,000 RMLS

Property tax history

+5.4%/yr

Latest (2025): $601 · +2.5% YoY. Source: county tax records.