875 S 43rd St · Springfield, OR 97478

$224,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily · 95 Days on market

Built 1946 7,405 sqft lot $204/sqft · 46% below area Est $416k · 46% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +10.4/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here we have a classic 1940s home. Originally a three bedroom, one of the bedrooms has been turned into a large utility room. The kitchen, located on the south side of the home has an excellent shape and size with a nice eating bar area adjacent to a large dining area. The dining room has access to the back yard. Set back to the southeast of the house is a large detached garage.

Key facts

• Eating bar area
• Classic 1940s home
• Access to back yard

Tags

• CLASSIC 1940S HOME
• LARGE UTILITY ROOM
• EATING BAR AREA
• LARGE DINING AREA
• ACCESS TO BACK YARD
• LARGE DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.3% below list).
• Recommended offer: $181k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Mt Vernon Elementary School (math 5% / reading 34%, grade F, #366 of 412 statewide, top 91%, 412 students, 63% FRL); Agnes Stewart Middle School (math 16% / reading 36%, grade F, #101 of 128 statewide, top 80%, 513 students, 63% 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 (+3.4%/yr); 270 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 95 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,427 (19.3% 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. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $416,396
• List price: $224,900
• Delta: -45.99%
• 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
740 Filbert Ln	0.23mi	3/1.0 (+1)	1,079 (-2%)	10mo	$229,000	$212	73
919 S 37th Pl	0.59mi	2/2.0	1,134 (+3%)	2mo	$400,000	$353	62
1091 Longridge Dr	0.52mi	3/1.0 (+1)	1,056 (-4%)	3mo	$375,000	$355	61
662 S 44th St	0.25mi	3/2.0 (+1)	1,210 (+10%)	4mo	$394,999	$326	60
370 S 38th St	0.73mi	3/1.0 (+1)	1,096 (-1%)	1mo	$409,000	$373	59
647 S 44th St	0.27mi	3/2.0 (+1)	1,190 (+8%)	8mo	$345,000	$290	59
4942 Holly St	0.69mi	2/1.0	1,042 (-6%)	2mo	$365,000	$350	57
426 S 42nd Pl	0.39mi	3/2.0 (+1)	1,200 (+9%)	9mo	$362,500	$302	51
4898 Holly St	0.61mi	2/1.0	1,014 (-8%)	9mo	$377,250	$372	50
1181 S 39th St	0.58mi	3/1.0 (+1)	1,008 (-9%)	10mo	$377,000	$374	45
425 S 39th Pl	0.66mi	3/1.0 (+1)	960 (-13%)	9mo	$329,000	$343	35
4833 Daisy St	0.70mi	3/2.0 (+1)	1,256 (+14%)	8mo	$349,500	$278	29

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-43,424
• Equity at exit: $33,533

10-year hold

• IRR: -11.7%
• Equity multiple: 0.29×
• Total profit: $-44,742
• Equity at exit: $19,445

Cash invested: $62,972 (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 97478

• Rents YoY: 3.4%
• Active inventory: 270
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-121

Break-even live

Break-even rent $1,967

Max offer price $207,397

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-43	+0% $-121	+5% $-199	+10% $-276
Rent	-10% $-264	-5% $-193	+0% $-121	+5% $-49	+10% $22
Rate	-1.0pp $-8	-0.5pp $-64	base $-121	+0.5pp $-179	+1.0pp $-239

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4173 Glacier View Dr Springfield, OR	3.0	2.5	1250	$2,175	$1.74	15d	1	0.18mi
617 S 41st Ct Unit 606 Springfield, OR	3.0	2.5	1500	$2,100	$1.40	15d	1	0.34mi
617 S 41st Ct Unit 610 Springfield, OR	3.0	2.5	1500	$2,050	$1.37	15d	1	0.34mi
339 S 42nd St Unit 317 Springfield, OR	3.0	2.5	1444	$1,895	$1.31	15d	1	0.44mi
274 S 47th St Unit B Springfield, OR	2.0	1.0	940	$1,150	$1.22	23d	1	0.61mi
219 S 40th St Unit 221s40th Springfield, OR	3.0	1.5	1042	$1,645	$1.58	15d	1	0.70mi
4830 Elderberry Loop Springfield, OR	2.0	1.0	950	$1,595	$1.68	45d	1	0.71mi
4885 Aster St Springfield, OR	2.0	1.5	1000	$1,734	$1.73	15d	18	0.75mi
403 S 37th Pl Springfield, OR	3.0	1.0	980	$1,995	$2.04	23d	1	0.75mi
4086 B St Springfield, OR	2.0–3.0	1.0–2.0	901	$1,750	$1.94	15d	6	0.83mi
3785 Main St Springfield, OR	2.0	1.0	850	$1,645	$1.94	23d	1	0.84mi
4800 B St Springfield, OR	2.0	2.0	968	$1,662	$1.72	15d	1	0.92mi
176 S 53rd St Unit 04 Springfield, OR	2.0	1.5	971	$1,250	$1.29	45d	1	1.22mi
5040 E St #21 Springfield, OR	3.0	1.0	1000	$1,795	$1.79	15d	1	1.25mi
5040 E St #12 Springfield, OR	3.0	1.0	912	$1,895	$2.08	45d	1	1.25mi
5040 E St #1 Springfield, OR	3.0	1.0	1000	$1,895	$1.90	15d	1	1.25mi
5312 Main St Unit 14 Springfield, OR	2.0	1.0	780	$1,199	$1.54	45d	1	1.30mi
5312 Main St Unit 13 Springfield, OR	2.0	1.0	780	$1,299	$1.67	45d	1	1.30mi
317 30th St Springfield, OR	2.0–3.0	2.0	1200	$1,649	$1.37	15d	19	1.35mi

Listing history 22 events

1. 2026-06-22
   days on market $224,900 Active 95 DOM
2. 2026-06-18
   days on market $224,900 Active 92 DOM
3. 2026-06-17
   days on market $224,900 Active 91 DOM
4. 2026-06-16
   days on market $224,900 Active 90 DOM
5. 2026-06-15
   days on market $224,900 Active 89 DOM
6. 2026-06-14
   days on market $224,900 Active 87 DOM
7. 2026-06-10
   days on market $224,900 Active 84 DOM
8. 2026-06-09
   days on market $224,900 Active 83 DOM
9. 2026-06-08
   days on market $224,900 Active 82 DOM
10. 2026-06-07
    days on market $224,900 Active 81 DOM
11. 2026-06-03
    days on market $224,900 Active 77 DOM
12. 2026-06-02
    days on market $224,900 Active 76 DOM
13. 2026-06-01
    days on market $224,900 Active 75 DOM
14. 2026-05-31
    days on market $224,900 Active 74 DOM
15. 2026-05-30
    days on market $224,900 Active 73 DOM
16. 2026-05-01
    status Active 385-char remark

    Show marketing remark (385 chars)

    Here we have a classic 1940s home. Originally a three bedroom, one of the bedrooms has been turned into a large utility room. The kitchen, located on the south side of the home has an excellent shape and size with a nice eating bar area adjacent to a large dining area. The dining room has access to the back yard. Set back to the southeast of the house is a large detached garage.

17. 2026-04-10
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Here we have a classic 1940s home. Originally a three bedroom, one of the bedrooms has been turned into a large utility room. The kitchen, located on the south side of the home has an excellent shape and size with a nice eating bar area adjacent to a large dining area. The dining room has access to the back yard. Set back to the southeast of the house is a large detached garage.

18. 2026-04-02
    status Active 385-char remark

    Show marketing remark (385 chars)

    Here we have a classic 1940s home. Originally a three bedroom, one of the bedrooms has been turned into a large utility room. The kitchen, located on the south side of the home has an excellent shape and size with a nice eating bar area adjacent to a large dining area. The dining room has access to the back yard. Set back to the southeast of the house is a large detached garage.

19. 2026-03-31
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Here we have a classic 1940s home. Originally a three bedroom, one of the bedrooms has been turned into a large utility room. The kitchen, located on the south side of the home has an excellent shape and size with a nice eating bar area adjacent to a large dining area. The dining room has access to the back yard. Set back to the southeast of the house is a large detached garage.

20. 2026-03-18
    status Active 385-char remark

    Show marketing remark (385 chars)

    Here we have a classic 1940s home. Originally a three bedroom, one of the bedrooms has been turned into a large utility room. The kitchen, located on the south side of the home has an excellent shape and size with a nice eating bar area adjacent to a large dining area. The dining room has access to the back yard. Set back to the southeast of the house is a large detached garage.

21. 2026-01-28
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Here we have a classic 1940s home. Originally a three bedroom, one of the bedrooms has been turned into a large utility room. The kitchen, located on the south side of the home has an excellent shape and size with a nice eating bar area adjacent to a large dining area. The dining room has access to the back yard. Set back to the southeast of the house is a large detached garage.

22. 2026-01-05
    listed $229,900 Active 385-char remark

    Show marketing remark (385 chars)

    Here we have a classic 1940s home. Originally a three bedroom, one of the bedrooms has been turned into a large utility room. The kitchen, located on the south side of the home has an excellent shape and size with a nice eating bar area adjacent to a large dining area. The dining room has access to the back yard. Set back to the southeast of the house is a large detached garage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,771
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,543
• Taxable loss: −$5,351
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-167/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): 39,373
• Household income: $80,086
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 904.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 9% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5% Tagalog/Filipino 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: ▼ -395.83%
• Current HPI: 302.9203
• Rent YoY: ▲ 3.38%
• 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

7 events — show timeline

• 2026-05-01 Relisted — RMLS
• 2026-04-10 Pending — RMLS
• 2026-04-02 Relisted — RMLS
• 2026-03-31 Pending — RMLS
• 2026-03-18 Relisted — RMLS
• 2026-01-28 Pending — RMLS
• 2026-01-05 Listed $229,900 RMLS