1944 Mctavish Ct · Springfield, OR 97477

$154,900

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 19 Days on market

Built 1991 Est $145k · 7% 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• ARV discount +4.3/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best Buy! Don't miss this 3bd/2ba charmer in a great family-friendly park, close to schools, shopping, and the new hospital. Located on a large, culdesac, totally fenced lot, this home features new windows, laminated flooring, master suite, vaulted ceilings, heat pump for economy, and all appliances. You'll appreciate the private setting. 2-car carport, and 8x20 shop, too!

Key facts

• New carpet
• Newer windows
• Fresh interior paint

Tags

• NEW ROOF
• NEWER WINDOWS
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• LUXURY VINYL PLANK FLOORING
• NEW CARPET

Property features AI

Finance

• Other: Unit dimensions: approximately 56 ft long by 26 ft wide; Unit main level area approximately 1,352 (title area); Land lease extends through 01/01/2099
• Financial info: Monthly lot rent applies
• HOA & community: Located in Lochaven park; Park has pet rules (see park rules and regulations); Land lease community (land not included)

Exterior

• Parking: Carport; Driveway parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric hot water; Electric service
• Home design: Manufactured home in a park; Updated/remodeled condition; Single-story (one level); No significant view
• Construction: Built in 1991; T-111 siding exterior; Composition roof; Skirting foundation
• Exterior features: Covered patio; Fenced yard; Tool shed; Yard; Located on a cul-de-sac; Level lot; Paved road access

Interior

• Kitchen: Quartz countertops; Free-standing range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom on main level with attached bathroom and wainscoting; Second bedroom on main level with wainscoting; Third bedroom on main level
• Flooring: Vinyl flooring in living areas; Wall-to-wall carpet in bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced-air heating; Heat pump heating and cooling
• Interior features: High ceilings; Vaulted ceilings; Accessibility features: one-level living; Laundry area; Crawl space basement; Vinyl-framed windows
• Laundry & utility: Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Guy Lee Elementary School (math 15% / reading 15%, grade F, #392 of 412 statewide, top 96%, 347 students, 62% FRL); Hamlin Middle School (math 15% / reading 35%, grade F, #104 of 128 statewide, top 83%, 571 students, 64% FRL); Springfield High School (math 30% / reading 54%, grade F, #64 of 143 statewide, top 46%, 1,317 students, 65% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 163 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 + 4.8% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago 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 $34k; list at $155k implies a 356% gain — meaningful room to come down on a strong offer.

Recommended offer $152,576 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $144,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
484 Scotts Glen Dr	0.13mi	3/2.0	1,404 (+4%)	4mo	$150,000	$107	84
451 Lochaven Ave	0.16mi	3/2.0	1,296 (-4%)	2mo	$157,000	$121	84
2150 Laura St #202	0.28mi	3/2.0	1,296 (-4%)	0mo	$81,500	$63	80
898 Lochaven Ave	0.26mi	3/2.0	1,296 (-4%)	2mo	$150,000	$116	79
328 Scotts Glen Dr	0.26mi	3/2.0	1,323 (-2%)	7mo	$345,000	$261	78
475 Lochaven Ave	0.15mi	3/2.0	1,296 (-4%)	14mo	$150,000	$116	74
595 Lochaven Ave	0.11mi	3/2.0	1,414 (+5%)	16mo	$199,800	$141	74
2150 Laura St #222	0.28mi	3/2.0	1,404 (+4%)	14mo	$68,000	$48	69
1120 W Fairview Dr #3	0.29mi	3/2.0	1,232 (-9%)	4mo	$99,000	$80	68
708 Lochaven Ave	0.17mi	2/2.0 (-1)	1,188 (-12%)	16mo	$105,000	$88	53
2150 Laura St #204	0.28mi	2/2.0 (-1)	1,535 (+14%)	8mo	$89,000	$58	52
2150 Laura St #213	0.28mi	2/2.0 (-1)	1,188 (-12%)	12mo	$74,000	$62	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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $7,825
• Equity at exit: $23,096

10-year hold

• IRR: 15.5%
• Equity multiple: 2.36×
• Total profit: $59,037
• Equity at exit: $13,393

Cash invested: $43,372 (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: 163
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$812
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $465

Break-even live

Break-even rent $1,216

Max offer price $154,900

Occupancy floor 69%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
668 W Quinalt St Springfield, OR	3.0	1.5	1100	$1,695	$1.54	43d	1	0.18mi
636 W Quinalt St Springfield, OR	3.0	1.5	1045	$1,595	$1.53	43d	1	0.19mi
956 W Olympic St Springfield, OR	3.0	2.0	1212	$2,200	$1.82	13d	1	0.35mi
2220 Shadylane Dr Springfield, OR	2.0	1.5	860	$1,730	$2.01	21d	4	0.47mi
506 W Centennial Blvd Springfield, OR	1.0–3.0	1.0–2.0	1182	$1,699	$1.44	21d	3	0.49mi
506 W Centennial Blvd Springfield, OR	2.0	1.0	885	$1,684	$1.90	13d	4	0.49mi
859 W M St Springfield, OR	4.0	1.0	1504	$1,700	$1.13	43d	1	0.50mi
2609 S Cloverleaf Loop Unit 2609 Springfield, OR	3.0	1.5	1500	$1,975	$1.32	13d	1	0.52mi
2555 Gateway St Springfield, OR	2.0	1.0	682	$1,649	$2.42	21d	14	0.53mi
243 R St Springfield, OR	1.0–3.0	1.0–2.5	867	$1,649	$1.90	43d	6	0.68mi
175 G St Unit C Springfield, OR	3.0	1.0	975	$1,450	$1.49	43d	1	1.04mi
562 Kelly Blvd Springfield, OR	4.0	1.0	1500	$1,995	$1.33	43d	1	1.07mi
700 1st St Unit 18 Springfield, OR	2.0	1.0	900	$1,350	$1.50	13d	1	1.08mi
3440 Westward Ho Ave Unit 3440 Eugene, OR	2.0	1.0	950	$1,995	$2.10	43d	1	1.11mi
3450 McKenna Dr Eugene, OR	1.0–2.0	1.0–2.0	1125	$1,720	$1.53	13d	5	1.19mi
375 Marche Chase Dr Eugene, OR	1.0–2.0	1.0–2.0	896	$1,960	$2.19	13d	8	1.19mi
754 Leigh St Eugene, OR	2.0	1.0	950	$1,395	$1.47	13d	1	1.29mi
430 Pioneer Pkwy W Unit 432 Springfield, OR	2.0	1.5	1100	$1,795	$1.63	43d	1	1.29mi
3225 Kinsrow Ave Eugene, OR	1.0–4.0	1.0–2.5	1009	$2,467	$2.44	21d	10	1.30mi
1217 R St #5 Springfield, OR	2.0	1.0	900	$1,395	$1.55	21d	1	1.39mi
1253 R St Unit 4 Springfield, OR	2.0	1.5	1000	$1,295	$1.29	43d	1	1.41mi
3120 Van Ave Eugene, OR	2.0	1.5	1104	$1,695	$1.54	13d	4	1.43mi

Listing history 14 events

1. 2026-06-18
   days on market $154,900 Active 19 DOM
2. 2026-06-17
   days on market $154,900 Active 18 DOM
3. 2026-06-16
   days on market $154,900 Active 17 DOM
4. 2026-06-15
   days on market $154,900 Active 16 DOM
5. 2026-06-14
   days on market $154,900 Active 14 DOM
6. 2026-06-10
   days on market $154,900 Active 11 DOM
7. 2026-06-09
   days on market $154,900 Active 10 DOM
8. 2026-06-08
   days on market $154,900 Active 9 DOM
9. 2026-06-07
   days on market $154,900 Active 8 DOM
10. 2026-06-03
    days on market $154,900 Active 4 DOM
11. 2026-06-02
    days on market $154,900 Active 3 DOM
12. 2026-06-01
    days on market $154,900 Active 2 DOM
13. 2026-05-31
    remarks 614-char remark
14. 2026-05-31
    listed $154,900 Active 1 DOM

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$498/yr (+$41/mo · 49.6%)

ⓘ 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) · 18% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,655
• − Mortgage interest: −$8,677
• − Property taxes: −$1,005
• − Insurance: −$774
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$4,506
• Taxable income: $3,228
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $4,806/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

+308.7% since first listed

6 events — show timeline

• 2026-05-30 Listed $154,900 RMLS
• 2008-12-10 Sold (MLS) $34,000 RMLS
• 2008-11-19 Delisted — RMLS
• 2008-11-04 Listed $39,900 RMLS
• 2003-03-31 Sold (MLS) $36,000 RMLS
• 2002-11-14 Listed $37,900 RMLS

Property tax history

+2.2%/yr

Latest (2025): $1,005 · +1.6% YoY. Source: county tax records.