1800 Lakewood Ct #135 · Eugene, OR 97402

$110,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 27 Days on market

Manufactured home Built 1974 Fair condition $72/sqft · 20% below area Est $138k · 20% under ↓ 12% 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
• Schools +2.9/10.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.4

Listing remarks MLS

Nicely updated double wide in Lakewood Park, with a view of canal in the back! Spacious, updated 3 bedroom, 2 bath home with master suite, separate family, dining and formal living room areas, indoor laundry room, large covered deck, storage shed and beautiful garden area. Refrigerator, washer and dryer included.

Key facts

• Laminate flooring
• Custom oven
• Newer heat pump

Tags

• CANAL FRONT SETTING
• NEWER HEAT PUMP
• CUSTOM OVEN
• LAMINATE FLOORING
• INCLUDED WASHER AND DRYER
• NEWLY BUILT CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: Malabon Elementary School (math 15% / reading 34%, grade F, #309 of 412 statewide, top 77%, 346 students, 66% FRL); Cascade Middle School (math 17% / reading 32%, grade F, #108 of 128 statewide, top 89%, 342 students, 65% 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); 401 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 35% 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — 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: 1.52% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $137,872
• List price: $110,000
• Delta: -20.22%
• 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
1800 Lakewood Ct #24	0.00mi	3/2.0	1,440 (-6%)	0mo	$39,000	$27	89
1800 Lakewood Ct #57	0.00mi	3/2.0	1,368 (-11%)	1mo	$37,000	$27	81
1800 Lakewood Ct #121	0.00mi	2/2.0 (-1)	1,464 (-5%)	13mo	$87,000	$59	76
1343 Taft St	0.23mi	4/2.0 (+1)	1,539 (+0%)	10mo	$375,000	$244	76
1800 Lakewood Ct #139	0.00mi	2/2.0 (-1)	1,620 (+6%)	12mo	$159,000	$98	76
1800 Lakewood Ct #57	0.00mi	3/2.0	1,368 (-11%)	8mo	$36,900	$27	75
1800 Lakewood Ct	0.00mi	3/2.0	1,368 (-11%)	8mo	$36,900	$27	75
1800 Lakewood Ct #88	0.00mi	3/2.0	1,392 (-9%)	13mo	$30,000	$22	73
1800 Lakewood Ct #134	0.00mi	2/2.0 (-1)	1,344 (-12%)	3mo	$78,900	$59	72
1800 Lakewood Ct #32	0.00mi	2/2.0 (-1)	1,392 (-9%)	15mo	$20,000	$14	67
1800 Lakewood Ct #20	0.00mi	2/2.0 (-1)	1,368 (-11%)	13mo	$34,000	$25	66
1800 Lakewood Ct #155	0.00mi	3/2.0	1,350 (-12%)	16mo	$46,500	$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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.64×
• Total profit: $19,697
• Equity at exit: $16,401

10-year hold

• IRR: 23.7%
• Equity multiple: 2.92×
• Total profit: $59,067
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 7 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $79,900 ($62/sqft)
• Median days on market: 72 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +43.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97402

• Rents YoY: 1.6%
• Active inventory: 401
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$577
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $626

Break-even live

Break-even rent $878

Max offer price $110,000

Occupancy floor 58%

Sensitivity live

Price	-10% $689	-5% $657	+0% $626	+5% $595	+10% $564
Rent	-10% $494	-5% $560	+0% $626	+5% $692	+10% $758
Rate	-1.0pp $682	-0.5pp $654	base $626	+0.5pp $598	+1.0pp $569

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1246 Hughes St Eugene, OR	3.0	2.0	1200	$2,300	$1.92	63d	1	0.33mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	70d	1	0.42mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	93d	1	0.51mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	62d	6	0.66mi
3466 Royal Ave Eugene, OR	3.0	2.0	1604	$2,550	$1.59	70d	1	0.72mi
3358 Richard Ave Eugene, OR	3.0	1.0	1164	$1,995	$1.71	93d	1	0.73mi
1642 Zoe Ave Eugene, OR	3.0	2.5	1395	$2,695	$1.93	70d	1	0.80mi
1846 Labona Dr Eugene, OR	3.0	2.0	1501	$2,500	$1.67	62d	1	0.93mi
128 Chase St Eugene, OR	2.0	1.5	1378	$1,895	$1.38	93d	1	1.18mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	93d	1	1.22mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	93d	1	1.34mi

Property features AI

Finance

• Other: Property is in a park home community; rent covers garbage, cable and clubhouse amenities
• Financial info: Monthly lot rent $850 (land-lease park setting)
• HOA & community: Community amenities: clubhouse, indoor pool and spa, outdoor BBQ, gym, meeting/party rooms, game room, recreation facilities, pool, spa/hot tub, cable TV, trash and road maintenance, commons areas; buyer must obtain park approvalPark: Lakewood Vista (55+ community amenities noted)

Exterior

• Parking: Carport (1 space)Driveway parking
• Utilities: Public waterPublic sewerElectric service
• Home design: Manufactured home in a parkResidential property, not attachedUpdated/remodeled conditionSingle-story (main level living)Views of creek/pond
• Construction: Built in 1974Composition roofSkirting foundation
• Exterior features: DeckGardenVinyl sidingPond on propertyCreek/stream view

Interior

• Kitchen: Built-in ovenCooktopDishwasherDisposalFree-standing refrigeratorPantry
• Bedrooms: Primary bedroom (main level)2nd bedroom3rd bedroom
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fansLaminate flooringLaundry area with washer/dryer includedDouble-pane windows with vinyl framesCrawl space basement/skirting
• Laundry & utility: Washer and dryer includedElectric hot water

Listing history 13 events

1. 2026-06-10
   days on market $110,000 Active 27 DOM
2. 2026-06-09
   days on market $110,000 Active 26 DOM
3. 2026-06-08
   days on market $110,000 Active 25 DOM
4. 2026-06-07
   days on market $110,000 Active 24 DOM
5. 2026-06-03
   days on market $110,000 Active 20 DOM
6. 2026-06-02
   days on market $110,000 Active 19 DOM
7. 2026-06-01
   days on market $110,000 Active 18 DOM
8. 2026-05-31
   days on market $110,000 Active 17 DOM
9. 2026-05-30
   days on market $110,000 Active 16 DOM
10. 2026-05-14
    listed $110,000 Active 728-char remark
11. 2020-08-17
    soldstatus $75,000 Sold 315-char remark

    Show marketing remark (315 chars)

    Nicely updated double wide in Lakewood Park, with a view of canal in the back! Spacious, updated 3 bedroom, 2 bath home with master suite, separate family, dining and formal living room areas, indoor laundry room, large covered deck, storage shed and beautiful garden area. Refrigerator, washer and dryer included.

12. 2020-05-31
    listed $85,000 315-char remark

    Show marketing remark (315 chars)

    Nicely updated double wide in Lakewood Park, with a view of canal in the back! Spacious, updated 3 bedroom, 2 bath home with master suite, separate family, dining and formal living room areas, indoor laundry room, large covered deck, storage shed and beautiful garden area. Refrigerator, washer and dryer included.

13. 2020-05-31
    historical 315-char remark

    Show marketing remark (315 chars)

    Nicely updated double wide in Lakewood Park, with a view of canal in the back! Spacious, updated 3 bedroom, 2 bath home with master suite, separate family, dining and formal living room areas, indoor laundry room, large covered deck, storage shed and beautiful garden area. Refrigerator, washer and dryer included.

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$218/yr (+$18/mo · 25.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 14 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: $20,047
• − Mortgage interest: −$6,162
• − Property taxes: −$849
• − Insurance: −$550
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$3,200
• Taxable income: $6,079
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $6,057/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $7,680–$23,040 screening

The home is in fair condition with some cosmetic repairs and maintenance needed. Painting the interior walls and exterior siding, as well as landscaping improvements, would significantly increase its value.

Repairs flagged

• Minor Paint — The paint quality is not clear from the photos, but it appears to be in good condition.

Value-add opportunities

• Both Painting the interior walls and exterior siding — Painting will improve the appearance of the home and make it more attractive to potential buyers or renters. ↑
• Both Landscaping improvements — Landscaping improvements will enhance the curb appeal and make the home more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Malabon Elementary School F OR #309/412 Nat'l #30,036/41,679 Middle Cascade Middle School F OR #108/128 Nat'l #10,474/14,009 High Willamette High School F OR #85/143 Nat'l #9,001/17,239

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

A Composite livability gradescore 81/100

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 · 391,933 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: 14% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Property features AI

Finance

• Other: Property is in a park home community; rent covers garbage, cable and clubhouse amenities
• Financial info: Monthly lot rent $850 (land-lease park setting)
• HOA & community: Community amenities: clubhouse, indoor pool and spa, outdoor BBQ, gym, meeting/party rooms, game room, recreation facilities, pool, spa/hot tub, cable TV, trash and road maintenance, commons areas; buyer must obtain park approvalPark: Lakewood Vista (55+ community amenities noted)

Exterior

• Parking: Carport (1 space)Driveway parking
• Utilities: Public waterPublic sewerElectric service
• Home design: Manufactured home in a parkResidential property, not attachedUpdated/remodeled conditionSingle-story (main level living)Views of creek/pond
• Construction: Built in 1974Composition roofSkirting foundation
• Exterior features: DeckGardenVinyl sidingPond on propertyCreek/stream view

Interior

• Kitchen: Built-in ovenCooktopDishwasherDisposalFree-standing refrigeratorPantry
• Bedrooms: Primary bedroom (main level)2nd bedroom3rd bedroom
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fansLaminate flooringLaundry area with washer/dryer includedDouble-pane windows with vinyl framesCrawl space basement/skirting
• Laundry & utility: Washer and dryer includedElectric hot water

Price history

-11.8% since first listed

3 events — show timeline

• 2020-08-17 Sold (MLS) $75,000 RMLS
• 2020-05-31 Delisted — RMLS
• 2020-05-31 Listed $85,000 RMLS

Property tax history

+2.3%/yr

Latest (2025): $849 · +2.6% YoY. Source: county tax records.