1400 Candlelight Dr #105 · Eugene, OR 97402

$105,000

2 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 34 Days on market

Built 1977 $89/sqft · 42% above area Est $74k · 42% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in the gated 55+ community of Briarwood in Eugene.This beautifully updated home sits on a premium corner lot directly across from the clubhouse, giving you peaceful park views and convenient guest parking just steps away. Inside, the layout has been thoughtfully redesigned to create an oversized primary suite, originally a three bedroom, now converted into a spacious retreat with a private bath and additional sitting or TV area.Major updates have already been handled, so you can move in without the to do list. The home features a new roof in 2025, updated plumbing, newer carpet, hardwood flooring, and a refreshed kitchen with painted cabinetry, updated lighting, and a new ceiling fan. Even the exterior has been dialed in with brand new grass just installed.Located in one of Eugene’s sought after gated 55+ communities, Briarwood offers a quiet, well-maintained setting with amenities including a clubhouse and park like surroundings. Bonus, large dogs are welcome, which is rare in many communities.If you’re looking for low maintenance living, modern updates, and a location that feels both private and connected, this one checks the boxes!

Key facts

• Premium corner lot
• Private bath
• Peaceful park views

Tags

• PREMIUM CORNER LOT
• PEACEFUL PARK VIEWS
• OVERSIZED PRIMARY SUITE
• PRIVATE BATH
• REFRESHED KITCHEN
• UPDATED PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 39% 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 $726 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.77% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.83%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $73,763
• List price: $105,000
• Delta: 42.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Candlelight Dr #105	0.00mi	2/2.0	1,176 (0%)	0mo	$107,500	$91	100
1400 Candlelight Dr #200	0.00mi	3/2.0 (+1)	1,152 (-2%)	2mo	$62,500	$54	90
1199 N Terry St #113	0.39mi	2/2.0	1,152 (-2%)	3mo	$90,125	$78	76
1199 N Terry St #228	0.39mi	2/2.0	1,152 (-2%)	6mo	$63,000	$55	73
1199 N Terry St #404	0.39mi	3/2.0 (+1)	1,196 (+2%)	3mo	$89,500	$75	71
5276 Olympic Cir	0.45mi	3/2.0 (+1)	1,180 (+0%)	4mo	$335,000	$284	71
1400 Candlelight Dr	0.12mi	3/2.0 (+1)	1,296 (+10%)	7mo	$165,000	$127	66
1199 N Terry St #137	0.39mi	3/2.0 (+1)	1,296 (+10%)	3mo	$133,000	$103	57
5268 Olympic Cir	0.44mi	3/2.0 (+1)	1,283 (+9%)	3mo	$333,500	$260	57
1699 N Terry St #244	0.22mi	3/2.0 (+1)	1,352 (+15%)	4mo	$195,000	$144	56
4900 Royal Ave #3	0.69mi	3/2.0 (+1)	1,152 (-2%)	5mo	$145,000	$126	55
1199 N Terry St #302	0.39mi	2/2.0	1,344 (+14%)	7mo	$85,000	$63	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: 27.6%
• Equity multiple: 2.13×
• Total profit: $33,124
• Equity at exit: $15,656

10-year hold

• IRR: 34.3%
• Equity multiple: 3.93×
• Total profit: $86,254
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$551
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $829

Break-even live

Break-even rent $814

Max offer price $105,000

Occupancy floor 51%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 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
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	0.55mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.70mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	13d	6	0.92mi
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	13d	1	0.93mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	44d	1	0.99mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	14d	1	1.01mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	13d	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 2 events

1. 2026-05-07
   status Pending 1187-char remark

   Show marketing remark (1187 chars)

   Welcome to easy living in the gated 55+ community of Briarwood in Eugene.This beautifully updated home sits on a premium corner lot directly across from the clubhouse, giving you peaceful park views and convenient guest parking just steps away. Inside, the layout has been thoughtfully redesigned to create an oversized primary suite, originally a three bedroom, now converted into a spacious retreat with a private bath and additional sitting or TV area.Major updates have already been handled, so you can move in without the to do list. The home features a new roof in 2025, updated plumbing, newer carpet, hardwood flooring, and a refreshed kitchen with painted cabinetry, updated lighting, and a new ceiling fan. Even the exterior has been dialed in with brand new grass just installed.Located in one of Eugene’s sought after gated 55+ communities, Briarwood offers a quiet, well-maintained setting with amenities including a clubhouse and park like surroundings. Bonus, large dogs are welcome, which is rare in many communities.If you’re looking for low maintenance living, modern updates, and a location that feels both private and connected, this one checks the boxes!

2. 2026-04-03
   listed $105,000 Active 1187-char remark

   Show marketing remark (1187 chars)

   Welcome to easy living in the gated 55+ community of Briarwood in Eugene.This beautifully updated home sits on a premium corner lot directly across from the clubhouse, giving you peaceful park views and convenient guest parking just steps away. Inside, the layout has been thoughtfully redesigned to create an oversized primary suite, originally a three bedroom, now converted into a spacious retreat with a private bath and additional sitting or TV area.Major updates have already been handled, so you can move in without the to do list. The home features a new roof in 2025, updated plumbing, newer carpet, hardwood flooring, and a refreshed kitchen with painted cabinetry, updated lighting, and a new ceiling fan. Even the exterior has been dialed in with brand new grass just installed.Located in one of Eugene’s sought after gated 55+ communities, Briarwood offers a quiet, well-maintained setting with amenities including a clubhouse and park like surroundings. Bonus, large dogs are welcome, which is rare in many communities.If you’re looking for low maintenance living, modern updates, and a location that feels both private and connected, this one checks the boxes!

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$435/yr (+$36/mo · 74.7%)

ⓘ 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: $22,356
• − Mortgage interest: −$5,882
• − Property taxes: −$583
• − Insurance: −$525
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$3,055
• Taxable income: $8,735
• Est. tax owed @ 24.0%: −$2,096
• After-tax cash flow: $7,849/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

2 events — show timeline

• 2026-05-07 Pending — RMLS
• 2026-04-03 Listed $105,000 RMLS

Property tax history

+5.5%/yr

Latest (2025): $583 · +2.5% YoY. Source: county tax records.