1800 Lakewood Ct · Eugene, OR 97402

$135,000

2 bd · 2.0 ba · 1,100 sqft · Land · 60 Days on market

Built 1974 $123/sqft · at area comps Est $131k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +6.0/15.0
• 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

Waterfront Living in Lakewood Vista – 2 Bed 2 Bath 1560 Sqft Enjoy peaceful waterfront living in this spacious 1975 Silver Crest manufactured home located in the desirable Lakewood Vista community, Space 131. This 2 bedroom, 2 bathroom, 1560 Sqft home offers beautiful water views, large windows, and a roomy layout filled with natural light. Inside, you’ll find updated bathrooms, a large kitchen with ample cabinet space, a newer cooktop, vinyl windows, and all appliances included. Additional updates include a 5-year-old heat pump with yearly maintenance and a 3-year-old water heater. The wheelchair accessible ramp adds convenience and accessibility. Outside features include a large covered wrap-around deck overlooking the water — perfect for relaxing or entertaining — along with a large powered workshop for storage, hobbies, or projects. The peaceful waterfront setting and spacious floorplan create a comfortable atmosphere with excellent potential. Homes with distinctive character, waterfront features, and inviting outdoor spaces. This home does need a small 1’ x 1’ soft floor repair, making it a fantastic opportunity for investors or buyers looking to personalize the home and build equity. Must pass park approval to purchase this home. Price is only for the purchase of the home and does not include monthly space rent cost. Space rent $1300 per month

Key facts

• Built 1974
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $135k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask is 352% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (median comp): $130,685
• List price: $135,000
• Delta: 3.30%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $8,197
• Equity at exit: $20,129

10-year hold

• IRR: 13.8%
• Equity multiple: 2.03×
• Total profit: $38,979
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $512

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 67%

Sensitivity live

Price	-10% $606	-5% $559	+0% $512	+5% $466	+10% $419
Rent	-10% $368	-5% $440	+0% $512	+5% $584	+10% $657
Rate	-1.0pp $580	-0.5pp $547	base $512	+0.5pp $477	+1.0pp $442

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 Taft St Eugene, OR	3.0	1.5	966	$1,850	$1.92	14d	1	0.21mi
1246 Hughes St Eugene, OR	3.0	2.0	1200	$2,300	$1.92	14d	1	0.33mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	14d	2	0.36mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	0.42mi
3400 Hawthorne Ave Eugene, OR	1.0–3.0	1.0	730	$1,543	$2.11	14d	1	0.59mi
1071 Fairfield Ave Eugene, OR	1.0–2.0	1.0–2.0	872	$1,605	$1.84	14d	1	0.62mi
1161 N Park Ave Eugene, OR	3.0	1.0	900	$2,295	$2.55	21d	1	0.62mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	14d	6	0.66mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	14d	24	0.68mi
925 Hatton Ave Eugene, OR	2.0	1.0	813	$934	$1.15	44d	1	0.68mi
3358 Richard Ave Eugene, OR	3.0	1.0	1164	$1,995	$1.71	44d	1	0.73mi
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	14d	1	0.78mi
910 Westsprings Dr Eugene, OR	2.0	2.0	990	$1,699	$1.72	14d	1	0.79mi
1642 Zoe Ave Eugene, OR	3.0	2.5	1395	$2,695	$1.93	21d	1	0.80mi
311 Alva Park Dr Eugene, OR	2.0	1.0	750	$1,895	$2.53	21d	1	1.05mi
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
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	14d	1	1.25mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	44d	1	1.25mi
394 Rosewood Ave Eugene, OR	2.0	2.0	850	$1,895	$2.23	14d	1	1.27mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	44d	1	1.34mi
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	44d	1	1.34mi

Listing history 31 events

1. 2026-06-18
   days on market $135,000 Active 60 DOM
2. 2026-06-17
   days on market $135,000 Active 59 DOM
3. 2026-06-16
   days on market $135,000 Active 58 DOM
4. 2026-06-15
   days on market $135,000 Active 57 DOM
5. 2026-06-14
   days on market $135,000 Active 55 DOM
6. 2026-06-10
   days on market $135,000 Active 52 DOM
7. 2026-06-09
   days on market $135,000 Active 51 DOM
8. 2026-06-08
   days on market $135,000 Active 50 DOM
9. 2026-06-07
   days on market $135,000 Active 49 DOM
10. 2026-06-03
    days on market $135,000 Active 45 DOM
11. 2026-06-02
    days on market $135,000 Active 44 DOM
12. 2026-06-01
    days on market $135,000 Active 43 DOM
13. 2026-05-31
    days on market $135,000 Active 42 DOM
14. 2026-05-30
    days on market $135,000 Active 41 DOM
15. 2026-05-18
    price $135,000

    Show marketing remark (1486 chars)

    Waterfront Living in Lakewood Vista – 2 Bed 2 Bath 1560 Sqft Enjoy peaceful waterfront living in this spacious 1975 Silver Crest manufactured home located in the desirable Lakewood Vista community, Space 131. This 2 bedroom, 2 bathroom, 1560 Sqft home offers beautiful water views, large windows, and a roomy layout filled with natural light. Inside, you’ll find updated bathrooms, a large kitchen with ample cabinet space, a newer cooktop, vinyl windows, and all appliances included. Additional updates include a 5-year-old heat pump with yearly maintenance and a 3-year-old water heater. The wheelchair accessible ramp adds convenience and accessibility. Outside features include a large covered wrap-around deck overlooking the water — perfect for relaxing or entertaining — along with a large powered workshop for storage, hobbies, or projects. The peaceful waterfront setting and spacious floorplan create a comfortable atmosphere with excellent potential. Homes with distinctive character, waterfront features, and inviting outdoor spaces. This home does need a small 1’ x 1’ soft floor repair, making it a fantastic opportunity for investors or buyers looking to personalize the home and build equity. Must pass park approval to purchase this home. Price is only for the purchase of the home and does not include monthly space rent cost. Space rent $1300 per month

16. 2026-05-18
    listed $29,900 Active 1486-char remark

    Show marketing remark (1486 chars)

    Waterfront Living in Lakewood Vista – 2 Bed 2 Bath 1560 Sqft Enjoy peaceful waterfront living in this spacious 1975 Silver Crest manufactured home located in the desirable Lakewood Vista community, Space 131. This 2 bedroom, 2 bathroom, 1560 Sqft home offers beautiful water views, large windows, and a roomy layout filled with natural light. Inside, you’ll find updated bathrooms, a large kitchen with ample cabinet space, a newer cooktop, vinyl windows, and all appliances included. Additional updates include a 5-year-old heat pump with yearly maintenance and a 3-year-old water heater. The wheelchair accessible ramp adds convenience and accessibility. Outside features include a large covered wrap-around deck overlooking the water — perfect for relaxing or entertaining — along with a large powered workshop for storage, hobbies, or projects. The peaceful waterfront setting and spacious floorplan create a comfortable atmosphere with excellent potential. Homes with distinctive character, waterfront features, and inviting outdoor spaces. This home does need a small 1’ x 1’ soft floor repair, making it a fantastic opportunity for investors or buyers looking to personalize the home and build equity. Must pass park approval to purchase this home. Price is only for the purchase of the home and does not include monthly space rent cost. Space rent $1300 per month

17. 2026-04-19
    listed $140,000 Active
18. 2023-05-09
    soldstatus $142,000 Closed
19. 2023-04-28
    historical
20. 2023-04-28
    soldstatus $67,500 Closed
21. 2023-04-12
    historical
22. 2023-04-12
    listed $140,000
23. 2023-02-22
    status Pending
24. 2023-01-06
    status Active
25. 2022-11-08
    listed $74,900 Active
26. 2020-06-29
    soldstatus $21,350,000
27. 2019-06-07
    soldstatus $82,000 Sold
28. 2019-05-21
    status Pending
29. 2019-05-18
    historical Active with Bumpable Contingency
30. 2019-05-17
    price $89,500
31. 2019-04-24
    listed $95,000 Active

ⓘ 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 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: $21,952
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$3,927
• Taxable income: $4,250
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $5,126/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

+42.1% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $135,000 RMLS
• 2026-05-18 Listed $29,900 FSBO.com
• 2026-04-19 Listed $140,000 RMLS
• 2023-05-09 Sold (MLS) $142,000 RMLS
• 2023-04-28 Delisted — RMLS
• 2023-04-28 Sold (MLS) $67,500 RMLS
• 2023-04-12 Listed $140,000 RMLS
• 2023-04-12 Delisted — RMLS
• 2023-02-22 Pending — RMLS
• 2023-01-06 Relisted — RMLS
• 2022-11-08 Listed $74,900 RMLS
• 2020-06-29 Sold (Public Records) $21,350,000 Public Records
• 2019-06-07 Sold (MLS) $82,000 RMLS
• 2019-05-21 Pending — RMLS
• 2019-05-18 Contingent — RMLS
• 2019-05-17 Price Changed $89,500 RMLS
• 2019-04-24 Listed $95,000 RMLS

Property tax history

+35.6%/yr

Latest (2025): $72,813 · +2.6% YoY. Source: county tax records.