2512 Maia Loop · Springfield, OR 97477

$299,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 15 Days on market

Manufactured home Built 2005 5,227 sqft lot $185/sqft · 8% below area Est $324k · 8% under

---

Why this score? — see what drove the F 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).

• ARV discount +10.9/15.0
• Cash flow +6.4/30.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +0.9/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this inviting home in the highly sought after Maia Park 55+ community. The layout of this beautiful property offers comfort, convenience and an excellent separation of spaces. The entrance leads you into a spacious, light-filled living area that seamlessly flows into an open-plan family room, perfect for relaxed living or hosting guests. Two neatly-designed bedrooms and a guest bath are situated conveniently off the living room. Toward the rear off the family room, resides the primary suite, complete with a large walk-in closet and luxurious en-suite bathroom. This friendly community is conveniently located near shopping venues, dining options and hospitals, fulfilling all your

Key facts

• Hospitals
• Dining options
• Large walk-in closet

Tags

• LIGHT-FILLED LIVING AREA
• OPEN-PLAN FAMILY ROOM
• LARGE WALK-IN CLOSET
• EN-SUITE BATHROOM
• DINING OPTIONS
• HOSPITALS

Property features AI

Finance

• Other: Lot approximately 0.12 acres (5,000–6,999 SqFt)
• Financial info: Land lease in effect (monthly lot rent $65) with lease expiring August 1, 2026
• HOA & community: HOA: Maia Park

Exterior

• Parking: Carport; Extra-deep carport
• Utilities: Electric service (fuel: electricity); Public water; Public sewer
• Home design: Manufactured home on real property; Residential property; Single-level living (main level area 1,620)
• Construction: Built in 2005
• Exterior features: T-111 siding; Level lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom (Main); Second bedroom; Third bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; No central cooling listed
• Interior features: Family room; Great room; Dining room; Living room
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $-522 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (40.8% below list).
• Recommended offer: $177k (40.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.0% in Springfield — 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 83/100 on livability (#40 in OR, #934 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+, employment D+.
• Springfield SD 19 (suburban): math 19% / reading 38% proficiency, ranked #48 of 58 in OR (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Yolanda Elementary School (math 24% / reading 54%, grade F, #183 of 412 statewide, top 47%, 358 students, 61% FRL); Briggs Middle School (math 12% / reading 32%, grade F, #119 of 128 statewide, top 94%, 428 students, 62% FRL); Thurston High School (math 22% / reading 52%, grade F, #85 of 143 statewide, top 61%, 1,277 students, 65% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 166 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; list at $299k implies a 697% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,011 (40.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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?
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: 0.59% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.48%
• DSCR: 0.67
• GRM: 14.1

CMA / ARV

• ARV (median comp): $323,586
• List price: $299,000
• Delta: -7.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2717 Maia Loop	0.13mi	3/2.0	1,716 (+6%)	2mo	$355,000	$207	82
2420 Maia Loop	0.06mi	3/2.0	1,716 (+6%)	11mo	$365,000	$213	78
2668 Maia Loop	0.10mi	3/2.0	1,512 (-7%)	9mo	$345,000	$228	76
2569 Maia Loop	0.06mi	4/2.0 (+1)	1,782 (+10%)	2mo	$330,000	$185	74
2145 31st St #29	0.54mi	4/2.0 (+1)	1,809 (+12%)	13mo	$116,000	$64	39

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.06×
• Total profit: $-78,454
• Equity at exit: $44,582

10-year hold

• IRR: -20.9%
• Equity multiple: -0.16×
• Total profit: $-97,377
• Equity at exit: $25,852

Cash invested: $83,720 (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 97477

• Rents YoY: 4.8%
• Active inventory: 166
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$125
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-522

Break-even live

Break-even rent $2,430

Max offer price $206,857

Occupancy floor —

Sensitivity live

Price	-10% $-352	-5% $-437	+0% $-522	+5% $-606	+10% $-691
Rent	-10% $-661	-5% $-592	+0% $-522	+5% $-452	+10% $-382
Rate	-1.0pp $-371	-0.5pp $-446	base $-522	+0.5pp $-599	+1.0pp $-678

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Pierce Pkwy Springfield, OR	3.0	1.0–2.0	876	$2,365	$2.70	16d	11	0.29mi
2654 U St Springfield, OR	4.0	2.5	1880	$2,895	$1.54	46d	1	0.31mi
1890 M St Springfield, OR	1.0–3.0	1.0–2.0	1033	$1,599	$1.55	23d	1	0.48mi
1422 Lawnridge Ave Springfield, OR	4.0	2.0	2012	$2,695	$1.34	16d	1	0.83mi
2650 31st St Springfield, OR	4.0	2.0	1890	$2,495	$1.32	46d	1	0.87mi
317 30th St Springfield, OR	2.0–3.0	2.0	1200	$2,405	$2.00	16d	19	1.09mi
280 20th St Unit 1/2 Springfield, OR	3.0	1.0	1300	$1,695	$1.30	23d	1	1.11mi
1239 D St Springfield, OR	3.0	1.0	1145	$2,500	$2.18	46d	1	1.34mi

Listing history 9 events

1. 2026-06-03
   status $299,000 Pending 15 DOM
2. 2026-06-02
   days on market $299,000 Active 15 DOM
3. 2026-06-01
   days on market $299,000 Active 14 DOM
4. 2026-05-31
   days on market $299,000 Active 13 DOM
5. 2026-05-30
   statusdays on market $299,000 Active 12 DOM
6. 2026-05-18
   status Active 729-char remark
7. 2026-05-11
   status Pending 729-char remark
8. 2026-05-08
   listed $299,000 Active 729-char remark
9. 2005-04-21
   soldstatus $37,500

ⓘ 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: $2,729 · $227/mo
• Projected year-2 tax: $2,900 · $242/mo
• Expected delta: +$171/yr (+$14/mo · 6.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,241
• − Mortgage interest: −$16,749
• − Property taxes: −$2,729
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$8,698
• Taxable loss: −$11,828
• Est. tax savings @ 24.0%: +$2,839
• After-tax cash flow: $-3,420/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: Springfield SD 19
• NCES district ID: 4111670
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $42,236
• Composite: 24.14/100
• National rank: #7746
• State rank: #48 of 58 in OR

Livability — Springfield

• Score: 83/100
• State rank: #40
• US rank: #934

Category grades

Amenities A+ Commute A+ Cost of living A- Crime D+ Employment D+ Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, OR
• County: Lane County · 310,476 people
• City population: 76,907
• Metro: Eugene-Springfield, OR
• Population (ZIP): 37,534
• Household income: $65,662
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1817.0

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% Hispanic / Latino 13% Two or more races 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Portuguese 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -489.08%
• Current HPI: 299.6863
• Rent YoY: ▲ 4.81%
• 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

+697.3% since first listed

7 events — show timeline

• 2026-06-02 Pending — RMLS
• 2026-05-29 Relisted — RMLS
• 2026-05-27 Pending — RMLS
• 2026-05-18 Relisted — RMLS
• 2026-05-11 Pending — RMLS
• 2026-05-08 Listed $299,000 RMLS
• 2005-04-21 Sold (Public Records) $37,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,729 · +1.6% YoY. Source: county tax records.