1800 Lakewood Ct #70 · Eugene, OR 97402

$45,000

2 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 27 Days on market

Built 1975 Est $76k · 41% under ↓ 17% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

55+ park. One of the largest lots in Lakewood. One owner home in beautiful condition. Super large living room with a fireplace. Wonderful large covered deck steps out on spacious backyard. Lots of storage, huge closets. Indoor utility. All appliances included. Unique circular kitchen with curved bar and counter. Resort like living with indoor pool, hot tub, sauna, rec room, library, shuffle board, and their own post office.

Key facts

• Covered deck
• Circular kitchen
• Spacious backyard

Tags

• LARGE LIVING ROOM
• CIRCULAR KITCHEN
• COVERED DECK
• SPACIOUS BACKYARD
• WATER HEATER
• MEMBRANE ROOF

Property features AI

Finance

• Other: Property is a resale and is not attached
• Financial info: Land lease (monthly lot rent of $1,300); land lease expires August 31, 2026
• HOA & community: Lakewood Vista park with gated entry; Community amenities include commons, gym, library, party room, pool, spa/hot tub, weight room, trash service and road maintenance; Senior community; Pet policy: up to 2 pets under 35 lbs

Exterior

• Parking: Carport; Driveway
• Security: Gated park community
• Utilities: Public water; Public sewer; Electric service (fuel: electricity); Cable internet available
• Home design: Manufactured home in park (Silvercrest); Single-level living (main level area listed); No notable view
• Construction: Built in 1975; Membrane roof; Skirting foundation
• Exterior features: Covered deck; Fenced yard; Tool shed; Yard; Aluminum and lap siding exterior

Interior

• Kitchen: Built-in oven; Cooktop; Range hood; Dishwasher; Free-standing refrigerator; Vinyl flooring in kitchen
• Bedrooms: Primary bedroom on main level with ensuite, shower, soaking tub and walk-in closet; Second bedroom on main level with built-in features and wall-to-wall carpet
• Flooring: Wall-to-wall carpet in living areas and bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Mini split heating and cooling
• Interior features: Laundry area; Soaking tub; Walk-in closet; Ensuite bath; Built-in features; Deck access from dining area; Fireplace (wood burning, 1 total); Aluminum window frames; Double-pane windows; Crawl space foundation
• Laundry & utility: Laundry room on main level with washer/dryer hookups and vinyl flooring; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 41.3% 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); 297 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 43% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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.
6. 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.
7. 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: 4.59% ✓
• Cap rate: 41.34%
• Cash-on-cash: 125.17%
• DSCR: 6.57
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $76,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Lakewood Ct #139	0.00mi	2/2.0	1,620 (+4%)	11mo	$159,000	$98	84
1800 Lakewood Ct #121	0.00mi	2/2.0	1,464 (-6%)	11mo	$87,000	$59	80
1800 Lakewood Ct #134	0.00mi	2/2.0	1,344 (-14%)	1mo	$78,900	$59	76
1800 Lakewood Ct #96	0.00mi	2/2.0	1,464 (-6%)	19mo	$62,000	$42	74
1800 Lakewood Ct #32	0.00mi	2/2.0	1,392 (-11%)	14mo	$20,000	$14	71
1800 Lakewood Ct #20	0.00mi	2/2.0	1,368 (-12%)	11mo	$34,000	$25	70
1800 Lakewood Ct #57	0.00mi	3/2.0 (+1)	1,368 (-12%)	6mo	$36,900	$27	69
1800 Lakewood Ct #88	0.00mi	3/2.0 (+1)	1,392 (-11%)	12mo	$30,000	$22	67
1800 Lakewood Ct #120	0.00mi	2/2.0	1,380 (-12%)	22mo	$71,500	$52	62
1800 Lakewood Ct #111	0.00mi	2/2.0	1,368 (-12%)	22mo	$67,500	$49	61
1800 Lakewood Ct #155	0.00mi	3/2.0 (+1)	1,350 (-14%)	15mo	$46,500	$34	60
4109 Dove Ln	0.58mi	3/2.0 (+1)	1,375 (-12%)	17mo	$337,500	$245	34

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: —
• Equity multiple: 6.84×
• Total profit: $73,542
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.73×
• Total profit: $160,369
• Equity at exit: $3,891

Cash invested: $12,600 (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: 1.8×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$236
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $1,314

Break-even live

Break-even rent $400

Max offer price $45,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,340	-5% $1,327	+0% $1,314	+5% $1,302	+10% $1,289
Rent	-10% $1,151	-5% $1,233	+0% $1,314	+5% $1,396	+10% $1,477
Rate	-1.0pp $1,337	-0.5pp $1,326	base $1,314	+0.5pp $1,303	+1.0pp $1,291

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1246 Hughes St Eugene, OR	3.0	2.0	1200	$2,300	$1.92	14d	1	0.33mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	0.42mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	14d	6	0.66mi
3466 Royal Ave Eugene, OR	3.0	2.0	1604	$2,550	$1.59	21d	1	0.72mi
3358 Richard Ave Eugene, OR	3.0	1.0	1164	$1,995	$1.71	44d	1	0.73mi
1642 Zoe Ave Eugene, OR	3.0	2.5	1395	$2,695	$1.93	21d	1	0.80mi
1846 Labona Dr Eugene, OR	3.0	2.0	1501	$2,500	$1.67	14d	1	0.93mi
128 Chase St Eugene, OR	2.0	1.5	1378	$1,895	$1.38	44d	1	1.18mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	1.22mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	44d	1	1.34mi

Listing history 19 events

1. 2026-06-18
   days on market $45,000 Active 27 DOM
2. 2026-06-17
   days on market $45,000 Active 26 DOM
3. 2026-06-16
   days on market $45,000 Active 25 DOM
4. 2026-06-15
   days on market $45,000 Active 24 DOM
5. 2026-06-14
   pricedays on market $45,000 Active 22 DOM
6. 2026-06-10
   days on market $50,000 Active 19 DOM
7. 2026-06-09
   days on market $50,000 Active 18 DOM
8. 2026-06-08
   days on market $50,000 Active 17 DOM
9. 2026-06-07
   days on market $50,000 Active 16 DOM
10. 2026-06-03
    days on market $50,000 Active 12 DOM
11. 2026-06-02
    days on market $50,000 Active 11 DOM
12. 2026-06-01
    days on market $50,000 Active 10 DOM
13. 2026-05-31
    days on market $50,000 Active 9 DOM
14. 2026-05-30
    days on market $50,000 Active 8 DOM
15. 2026-05-22
    listed $50,000 Active
16. 2020-05-11
    soldstatus $49,500 Sold 427-char remark

    Show marketing remark (427 chars)

    55+ park. One of the largest lots in Lakewood. One owner home in beautiful condition. Super large living room with a fireplace. Wonderful large covered deck steps out on spacious backyard. Lots of storage, huge closets. Indoor utility. All appliances included. Unique circular kitchen with curved bar and counter. Resort like living with indoor pool, hot tub, sauna, rec room, library, shuffle board, and their own post office.

17. 2020-04-26
    status Pending 427-char remark

    Show marketing remark (427 chars)

    55+ park. One of the largest lots in Lakewood. One owner home in beautiful condition. Super large living room with a fireplace. Wonderful large covered deck steps out on spacious backyard. Lots of storage, huge closets. Indoor utility. All appliances included. Unique circular kitchen with curved bar and counter. Resort like living with indoor pool, hot tub, sauna, rec room, library, shuffle board, and their own post office.

18. 2020-04-07
    price $51,000 427-char remark

    Show marketing remark (427 chars)

    55+ park. One of the largest lots in Lakewood. One owner home in beautiful condition. Super large living room with a fireplace. Wonderful large covered deck steps out on spacious backyard. Lots of storage, huge closets. Indoor utility. All appliances included. Unique circular kitchen with curved bar and counter. Resort like living with indoor pool, hot tub, sauna, rec room, library, shuffle board, and their own post office.

19. 2020-03-10
    listed $59,900 Active 427-char remark

    Show marketing remark (427 chars)

    55+ park. One of the largest lots in Lakewood. One owner home in beautiful condition. Super large living room with a fireplace. Wonderful large covered deck steps out on spacious backyard. Lots of storage, huge closets. Indoor utility. All appliances included. Unique circular kitchen with curved bar and counter. Resort like living with indoor pool, hot tub, sauna, rec room, library, shuffle board, and their own post office.

ⓘ 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: $738 · $61/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $24,767
• − Mortgage interest: −$2,521
• − Property taxes: −$738
• − Insurance: −$225
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$1,309
• Taxable income: $16,012
• Est. tax owed @ 24.0%: −$3,843
• After-tax cash flow: $11,929/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

-16.5% since first listed

5 events — show timeline

• 2026-05-22 Listed $50,000 RMLS
• 2020-05-11 Sold (MLS) $49,500 RMLS
• 2020-04-26 Pending — RMLS
• 2020-04-07 Price Changed $51,000 RMLS
• 2020-03-10 Listed $59,900 RMLS

Property tax history

+2.1%/yr

Latest (2025): $738 · +2.6% YoY. Source: county tax records.