5335 Main St · Springfield, OR 97478

$58,500

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 37 Days on market

Built 1991

---

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 +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SQFT PCR. Spacious 2 Bed/2 Bath double wide Mfg hm. Large Vaulted Living Room/dining. Lots of built-ins. Primary Bedroom has large walk-in closet, bathroom with double sinks, sunken Garden Tub and separate Shower. Large laundry room and separate family room. Newer laminate throughout. Newer 40ft awning, paint, fence & front porch. Tool Shed. $800 monthly rent includes Pool, Rec Hall, Sauna, Work-out Rm, & Hot Tub. Buyers need Park Approval & must be 55 or older. Being sold AS-IS. Bring Offers!

Key facts

• Seasonal pool
• Built 1991
• Listed 37 days

Tags

• SEASONAL POOL
• DUCTLESS HEATING AND COOLING
• ALL APPLIANCES INCLUDED

🏷️ Possibly a rental listed for sale. The $58,500 price doesn't fit this home's estimated sale value (~$256,608) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $996 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.7% 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: schools D+, 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.
• Market conditions: Rents rising (+3.4%/yr); 263 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $404 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 + 3.4% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,745 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.03% ✓
• Cap rate: 26.72%
• Cash-on-cash: 72.97%
• DSCR: 4.25
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $256,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5660 Daisy St #69	0.40mi	3/2.0	1,296 (0%)	4mo	$295,000	$228	78
5335 Main St #197	0.08mi	2/2.0 (-1)	1,200 (-7%)	2mo	$57,000	$48	77
5335 S Main St #155	0.08mi	3/2.0	1,188 (-8%)	8mo	$54,000	$45	76
5335 Main St #214	0.08mi	3/2.0	1,188 (-8%)	8mo	$74,500	$63	76
658 S 57th St #81	0.40mi	3/2.0	1,344 (+4%)	4mo	$57,000	$42	72
205 S 54th St #109	0.21mi	2/2.0 (-1)	1,236 (-5%)	9mo	$69,000	$56	70
569 S 51st Pl	0.37mi	3/2.0	1,152 (-11%)	2mo	$275,000	$239	63
5254 Forsythia Dr	0.34mi	3/2.0	1,440 (+11%)	3mo	$286,000	$199	63
5660 Daisy St #48	0.40mi	2/2.0 (-1)	1,188 (-8%)	1mo	$263,000	$221	62
205 S 54th St #37	0.21mi	3/2.0	1,488 (+15%)	7mo	$57,500	$39	60
5089 D St	0.46mi	3/2.0	1,456 (+12%)	2mo	$349,000	$240	57
578 S 53rd St	0.31mi	2/2.0 (-1)	1,440 (+11%)	8mo	$285,000	$198	55

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: 73.1%
• Equity multiple: 4.34×
• Total profit: $54,665
• Equity at exit: $8,723

10-year hold

• IRR: 77.1%
• Equity multiple: 9.07×
• Total profit: $132,210
• Equity at exit: $5,058

Cash invested: $16,380 (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: 263
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$307
• Tax est. 1.5%: −$73 /mo · $878/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $996

Break-even live

Break-even rent $512

Max offer price $58,500

Occupancy floor 39%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 S 53rd St Unit 04 Springfield, OR	2.0	1.5	971	$1,250	$1.29	43d	1	0.10mi
5817 Aster St Apt 3 Springfield, OR	2.0	1.5	1000	$1,295	$1.29	13d	1	0.52mi
421 S 58th St Unit 00136 Springfield, OR	2.0	1.0	1100	$1,600	$1.45	13d	1	0.52mi
4830 Elderberry Loop Springfield, OR	2.0	1.0	950	$1,595	$1.68	43d	1	0.61mi
5040 E St #1 Springfield, OR	3.0	1.0	1000	$1,895	$1.90	13d	1	0.64mi
5040 E St #12 Springfield, OR	3.0	1.0	912	$1,895	$2.08	43d	1	0.64mi
5040 E St #21 Springfield, OR	3.0	1.0	1000	$1,795	$1.79	13d	1	0.64mi
4885 Aster St Springfield, OR	2.0	1.5	1000	$1,734	$1.73	13d	18	0.64mi
4800 B St Springfield, OR	2.0	2.0	968	$1,662	$1.72	13d	1	0.66mi
1012 53rd St Springfield, OR	3.0	2.0	1249	$2,195	$1.76	13d	1	0.74mi
1075 56th Pl Springfield, OR	3.0	1.0	904	$1,795	$1.99	43d	1	0.77mi
274 S 47th St Unit B Springfield, OR	2.0	1.0	940	$1,150	$1.22	21d	1	0.84mi
339 S 42nd St Unit 317 Springfield, OR	3.0	2.5	1444	$1,895	$1.31	13d	1	1.31mi
1152 S 43rd Pl Springfield, OR	3.0	2.5	1539	$2,595	$1.69	13d	1	1.33mi
490 67th St Springfield, OR	3.0	2.0	1278	$2,800	$2.19	43d	1	1.42mi
4173 Glacier View Dr Springfield, OR	3.0	2.5	1250	$2,175	$1.74	13d	1	1.42mi
617 S 41st Ct Unit 610 Springfield, OR	3.0	2.5	1500	$2,050	$1.37	13d	1	1.47mi
617 S 41st Ct Unit 606 Springfield, OR	3.0	2.5	1500	$2,100	$1.40	13d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $58,500 Active 37 DOM
2. 2026-06-17
   days on market $58,500 Active 36 DOM
3. 2026-06-16
   days on market $58,500 Active 35 DOM
4. 2026-06-15
   days on market $58,500 Active 34 DOM
5. 2026-06-14
   days on market $58,500 Active 32 DOM
6. 2026-06-10
   days on market $58,500 Active 29 DOM
7. 2026-06-09
   days on market $58,500 Active 28 DOM
8. 2026-06-08
   days on market $58,500 Active 27 DOM
9. 2026-06-07
   days on market $58,500 Active 26 DOM
10. 2026-06-03
    days on market $58,500 Active 22 DOM
11. 2026-06-02
    days on market $58,500 Active 21 DOM
12. 2026-06-01
    days on market $58,500 Active 20 DOM
13. 2026-05-31
    days on market $58,500 Active 19 DOM
14. 2026-05-30
    days on market $58,500 Active 18 DOM
15. 2026-05-12
    listed $58,500 Active 443-char remark
16. 2021-11-03
    soldstatus $59,900 Sold 510-char remark

    Show marketing remark (510 chars)

    SQFT PCR. Spacious 2 Bed/2 Bath double wide Mfg hm. Large Vaulted Living Room/dining. Lots of built-ins. Primary Bedroom has large walk-in closet, bathroom with double sinks, sunken Garden Tub and separate Shower. Large laundry room and separate family room. Newer laminate throughout. Newer 40ft awning, paint, fence & front porch. Tool Shed. $800 monthly rent includes Pool, Rec Hall, Sauna, Work-out Rm, & Hot Tub. Buyers need Park Approval & must be 55 or older. Being sold AS-IS. Bring Offers!

17. 2021-10-14
    historical Active with Bumpable Contingency 510-char remark

    Show marketing remark (510 chars)

    SQFT PCR. Spacious 2 Bed/2 Bath double wide Mfg hm. Large Vaulted Living Room/dining. Lots of built-ins. Primary Bedroom has large walk-in closet, bathroom with double sinks, sunken Garden Tub and separate Shower. Large laundry room and separate family room. Newer laminate throughout. Newer 40ft awning, paint, fence & front porch. Tool Shed. $800 monthly rent includes Pool, Rec Hall, Sauna, Work-out Rm, & Hot Tub. Buyers need Park Approval & must be 55 or older. Being sold AS-IS. Bring Offers!

18. 2021-10-06
    listed $59,900 Active 510-char remark

    Show marketing remark (510 chars)

    SQFT PCR. Spacious 2 Bed/2 Bath double wide Mfg hm. Large Vaulted Living Room/dining. Lots of built-ins. Primary Bedroom has large walk-in closet, bathroom with double sinks, sunken Garden Tub and separate Shower. Large laundry room and separate family room. Newer laminate throughout. Newer 40ft awning, paint, fence & front porch. Tool Shed. $800 monthly rent includes Pool, Rec Hall, Sauna, Work-out Rm, & Hot Tub. Buyers need Park Approval & must be 55 or older. Being sold AS-IS. Bring Offers!

19. 2000-08-09
    soldstatus $36,400

    Show marketing remark (218 chars)

    MH ONLY, NO LAND. OR MVD LIC REQ. METICULOUSLY CARED FOR SHELBY 55+ PARK (SANTIAGO EST-SPRINGFIELD), 3/2 @ 1440, HEAT PUMP, NON SMOKERS, LG DECK, 2 CAR CARPORT, 2 STRG SHEDS, IN CUL DE SAC, AH WARANTY, OTHER AMENITIES.

20. 2000-03-03
    listed $37,900

    Show marketing remark (218 chars)

    MH ONLY, NO LAND. OR MVD LIC REQ. METICULOUSLY CARED FOR SHELBY 55+ PARK (SANTIAGO EST-SPRINGFIELD), 3/2 @ 1440, HEAT PUMP, NON SMOKERS, LG DECK, 2 CAR CARPORT, 2 STRG SHEDS, IN CUL DE SAC, AH WARANTY, OTHER AMENITIES.

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,271
• − Mortgage interest: −$3,277
• − Property taxes: −$878
• − Insurance: −$292
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$1,702
• Taxable income: $11,719
• Est. tax owed @ 24.0%: −$2,812
• After-tax cash flow: $9,140/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

+54.4% since first listed

6 events — show timeline

• 2026-05-12 Listed $58,500 FSBO.com
• 2021-11-03 Sold (MLS) $59,900 RMLS
• 2021-10-14 Contingent — RMLS
• 2021-10-06 Listed $59,900 RMLS
• 2000-08-09 Sold (MLS) $36,400 RMLS
• 2000-03-03 Listed $37,900 RMLS