375 Lacasa St #103 · Eugene, OR 97402

$59,900

2 bd · 2.0 ba · 924 sqft · Manufactured · 15 Days on market

Built 1994 Average condition $65/sqft · 64% below area ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained home in the desirable Hidden Meadows community, offering a rare all-ages park setting in a peaceful, established neighborhood. This home combines comfort, functionality, and meaningful updates that make day-to-day living easy. Recent improvements include a new roof, tree trimming, leveling of sidewalk, and plumbing updates giving buyers confidence in the major systems. Both bathroom sinks have been replaced for a fresh, clean feel, and the home also includes a newer washer and dryer for added convenience. Inside, you’ll find a spacious layout with great natural light and comfortable living areas that flow well for everyday living or hosting. The outdoor

Key facts

• Large yard
• New roof
• New a c unit

Tags

• NEW ROOF
• NEW A C UNIT
• UPDATED PLUMBING
• REPLACED BATHROOM SINKS
• NEWER WASHER AND DRYER
• LARGE YARD

Property features AI

Finance

• Financial info: Monthly lot rent of $735
• HOA & community: Located in Hidden Meadows park; Land lease in place (monthly lot rent); Land lease expires May 31, 2026; Park manager contact available

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park; Residential property; Single-story (main living on one level); Territorial view
• Construction: Built in 1994; Composition roof; T-111 siding
• Exterior features: Fenced yard; Garden; T-111 siding; Paved road access; Level lot

Interior

• Kitchen: Cooktop; Free‑standing range; Dishwasher; Disposal; Free‑standing refrigerator; Electric water heater
• Bedrooms: Primary bedroom (main level); Second bedroom (main level)
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Wall-mounted cooling unit(s)
• Interior features: Vinyl flooring; Wall-to-wall carpet; Washer and dryer included; Great room; Family room; Dining room; Living room
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.1% 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: Fairfield Elementary School (math 24% / reading 34%, grade F, #263 of 412 statewide, top 68%, 333 students, 65% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 36% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $59,001 (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 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?
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: 2.86% ✓
• Cap rate: 25.12%
• Cash-on-cash: 67.24%
• DSCR: 3.99
• GRM: 2.9

CMA / ARV

• ARV (median comp): $164,331
• List price: $59,900
• Delta: -63.55%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 Lacasa St #103	0.00mi	2/2.0	924 (0%)	0mo	$50,000	$54	100
3868 Alban St #9	0.30mi	3/2.0 (+1)	916 (-1%)	12mo	$79,000	$86	69
4175 Fergus Ave #6	0.55mi	2/2.0	952 (+3%)	19mo	$61,000	$64	54

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: 65.0%
• Equity multiple: 3.85×
• Total profit: $47,758
• Equity at exit: $8,931

10-year hold

• IRR: 68.9%
• Equity multiple: 7.51×
• Total profit: $109,135
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $940

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 40%

Sensitivity live

Price	-10% $981	-5% $960	+0% $940	+5% $919	+10% $898
Rent	-10% $804	-5% $872	+0% $940	+5% $1,007	+10% $1,075
Rate	-1.0pp $970	-0.5pp $955	base $940	+0.5pp $924	+1.0pp $908

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Alva Park Dr Eugene, OR	2.0	1.0	750	$1,895	$2.53	21d	1	0.13mi
3400 Hawthorne Ave Eugene, OR	1.0–3.0	1.0	730	$1,543	$2.11	14d	1	0.44mi
1071 Fairfield Ave Eugene, OR	1.0–2.0	1.0–2.0	872	$1,605	$1.84	14d	1	0.49mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	0.56mi
1220 Jacobs Dr Eugene, OR	1.0	1.0	493	$1,268	$2.57	14d	7	0.60mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	14d	1	0.92mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	44d	1	0.94mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	44d	1	0.94mi
1161 N Park Ave Eugene, OR	3.0	1.0	900	$2,295	$2.55	21d	1	1.10mi
294 Bethel Dr Apt 3 Eugene, OR	2.0	1.0	750	$1,300	$1.73	44d	1	1.16mi
1920 Taft St Eugene, OR	3.0	1.5	966	$1,850	$1.92	14d	1	1.18mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	14d	2	1.32mi
390 Stevens Ln Eugene, OR	2.0	1.0	912	$1,650	$1.81	14d	1	1.37mi
1357 Turtle Ln Eugene, OR	2.0	1.0	600	$1,695	$2.83	14d	1	1.38mi
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	44d	1	1.42mi
3655 W 13th Ave Eugene, OR	1.0–3.0	1.0–2.0	1062	$1,940	$1.83	14d	17	1.44mi
925 Hatton Ave Eugene, OR	2.0	1.0	813	$934	$1.15	44d	1	1.46mi
655 Mayfair Ln Unit 657 Eugene, OR	2.0	1.0	810	$1,400	$1.73	21d	1	1.47mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	14d	6	1.50mi

Listing history 4 events

1. 2026-05-15
   price $59,900 1036-char remark
2. 2026-05-08
   status Active 1036-char remark
3. 2026-04-27
   status Pending 1036-char remark
4. 2026-04-23
   listed $65,000 Active 1036-char remark

ⓘ 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 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 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,563
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$1,743
• Taxable income: $10,977
• Est. tax owed @ 24.0%: −$2,634
• After-tax cash flow: $8,643/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 · 12 photos

Average 55/100 Cosmetic rehab

This manufactured home in Hidden Meadows requires cosmetic updates to its kitchen and bathrooms, along with a fresh coat of paint and new appliances to enhance its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate HVAC system — old and likely inefficient

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen countertops — new countertops improve functionality and aesthetics
• Resale update kitchen appliances — new appliances increase functionality and appeal
• Resale replace bathroom fixtures — new fixtures improve functionality and aesthetics
• Resale update HVAC system — new HVAC system improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
HVAC system · old and likely inefficient	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen countertops — new countertops improve functionality and aesthetics ↑
• Resale update kitchen appliances — new appliances increase functionality and appeal ↑
• Resale replace bathroom fixtures — new fixtures improve functionality and aesthetics ↑
• Resale update HVAC system — new HVAC system improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-23.1% since first listed

6 events — show timeline

• 2026-06-18 Sold (MLS) $50,000 RMLS
• 2026-05-20 Pending — RMLS
• 2026-05-15 Price Changed $59,900 RMLS
• 2026-05-08 Relisted — RMLS
• 2026-04-27 Pending — RMLS
• 2026-04-23 Listed $65,000 RMLS