4055 Royal Ave #134 · Eugene, OR 97402

$159,000

2 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 10 Days on market

Built 2001 $98/sqft · at area comps Est $139k · 14% 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 2001 Silvercrest home located in luxury, Gated Community. Home Boast, Skylights, Open Floor plan, Huge Master with Walk-in Closet, Work shop area in garage, RV parking, Fenced yard. Backs to Dog Park. Social Activities, work out room, pool, spa, fitness Center, Billiard room

Key facts

• Utility sink
• Vaulted ceilings
• 2 garage spots

Tags

• VAULTED CEILINGS
• LARGE COVERED FRONT PORCH
• DURABLE CORIAN COUNTERTOPS
• DEDICATED LAUNDRY ROOM
• UTILITY SINK
• ATTACHED TWO-CAR GARAGE

Property features AI

Finance

• Other: Unit dimensions approximately 60' by 27'
• Financial info: Land lease in place (expires December 31, 2026); lot rent is charged monthly
• HOA & community: Community amenities: commons, gated access, gym, meeting room, pool, spa/hot tub; Park name: Songbrook; Senior community; Pet restrictions apply

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Security gate
• Utilities: Public water; Public sewer; Electric service; Cable internet available
• Home design: Manufactured home in park; Single-level / one-story layout; Model: Developer Dv-8; Manufacturer: Silvercrest; Built in 2001; Main living area approximately 1,350
• Construction: Composition roof; Built in 2001
• Exterior features: Covered patio; Patio; Fenced yard; Lap siding; Level lot

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Dishwasher; Microwave; Skylight in the kitchen
• Bedrooms: Primary bedroom on main with ensuite bathroom, walk-in closet and walk-in shower; Second bedroom on main with closet
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Heat pump for heating and cooling; Electric hot water
• Interior features: Garage door opener; High ceilings; Laminate flooring; Laundry area with sink; Skylights; Vaulted ceilings; Washer and dryer included; Double pane windows; Accessible: minimal steps, one-level living, garage on main
• Laundry & utility: Main-level laundry with sink, washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 10.5% 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: Malabon Elementary School (math 15% / reading 34%, grade F, #309 of 412 statewide, top 77%, 346 students, 66% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% 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 $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 + 1.6% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $86k; list at $159k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $159,000

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: 1.27% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (median comp): $139,462
• List price: $159,000
• Delta: 14.01%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4055 Royal Ave #87	0.00mi	3/2.0 (+1)	1,600 (-1%)	2mo	$184,500	$115	91
4055 Royal Ave #52	0.00mi	3/2.0 (+1)	1,640 (+1%)	8mo	$215,000	$131	86
4055 Royal Ave #89	0.00mi	3/2.0 (+1)	1,640 (+1%)	8mo	$147,000	$90	86
4055 Royal Ave #30	0.00mi	3/2.0 (+1)	1,782 (+10%)	2mo	$139,000	$78	76
4055 Royal Ave #107	0.00mi	3/2.0 (+1)	1,782 (+10%)	5mo	$142,500	$80	74
4055 Royal Ave #69	0.00mi	3/2.0 (+1)	1,404 (-13%)	2mo	$85,000	$61	71
4055 Royal Ave #150	0.00mi	3/2.0 (+1)	1,404 (-13%)	2mo	$210,000	$150	71
4055 Royal Ave #90	0.00mi	3/2.0 (+1)	1,404 (-13%)	6mo	$139,000	$99	68
4055 Royal Ave #46	0.00mi	3/2.0 (+1)	1,512 (-7%)	22mo	$231,000	$153	66
4055 Royal Ave #111	0.00mi	3/2.0 (+1)	1,404 (-13%)	13mo	$117,000	$83	62
4055 Royal Ave #31	0.00mi	3/2.0 (+1)	1,404 (-13%)	15mo	$167,500	$119	61
237 Waite St	0.69mi	3/2.0 (+1)	1,440 (-11%)	17mo	$199,000	$138	31

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $6,734
• Equity at exit: $23,707

10-year hold

• IRR: 12.1%
• Equity multiple: 1.90×
• Total profit: $39,999
• Equity at exit: $13,747

Cash invested: $44,520 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$834
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $555

Break-even live

Break-even rent $1,323

Max offer price $159,000

Occupancy floor 68%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	0.48mi
1246 Hughes St Eugene, OR	3.0	2.0	1200	$2,300	$1.92	13d	1	0.57mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	43d	1	0.60mi
128 Chase St Eugene, OR	2.0	1.5	1378	$1,895	$1.38	43d	1	0.68mi
3466 Royal Ave Eugene, OR	3.0	2.0	1604	$2,550	$1.59	21d	1	0.71mi
3358 Richard Ave Eugene, OR	3.0	1.0	1164	$1,995	$1.71	43d	1	0.87mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	13d	6	0.94mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	43d	1	1.18mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	13d	1	1.25mi
1642 Zoe Ave Eugene, OR	3.0	2.5	1395	$2,695	$1.93	21d	1	1.35mi
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	1.44mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	13d	1	1.44mi

Listing history 10 events

1. 2026-05-15
   listed $159,000 Active 794-char remark
2. 2015-05-09
   status Pending 286-char remark

   Show marketing remark (286 chars)

   Immaculate 2001 Silvercrest home located in luxury, Gated Community. Home Boast, Skylights, Open Floor plan, Huge Master with Walk-in Closet, Work shop area in garage, RV parking, Fenced yard. Backs to Dog Park. Social Activities, work out room, pool, spa, fitness Center, Billiard room

3. 2015-05-08
   soldstatus $86,000 Sold 286-char remark

   Show marketing remark (286 chars)

   Immaculate 2001 Silvercrest home located in luxury, Gated Community. Home Boast, Skylights, Open Floor plan, Huge Master with Walk-in Closet, Work shop area in garage, RV parking, Fenced yard. Backs to Dog Park. Social Activities, work out room, pool, spa, fitness Center, Billiard room

4. 2015-04-25
   status Active 286-char remark

   Show marketing remark (286 chars)

   Immaculate 2001 Silvercrest home located in luxury, Gated Community. Home Boast, Skylights, Open Floor plan, Huge Master with Walk-in Closet, Work shop area in garage, RV parking, Fenced yard. Backs to Dog Park. Social Activities, work out room, pool, spa, fitness Center, Billiard room

5. 2015-04-01
   status Pending 286-char remark

   Show marketing remark (286 chars)

   Immaculate 2001 Silvercrest home located in luxury, Gated Community. Home Boast, Skylights, Open Floor plan, Huge Master with Walk-in Closet, Work shop area in garage, RV parking, Fenced yard. Backs to Dog Park. Social Activities, work out room, pool, spa, fitness Center, Billiard room

6. 2015-03-12
   price $86,000 286-char remark

   Show marketing remark (286 chars)

   Immaculate 2001 Silvercrest home located in luxury, Gated Community. Home Boast, Skylights, Open Floor plan, Huge Master with Walk-in Closet, Work shop area in garage, RV parking, Fenced yard. Backs to Dog Park. Social Activities, work out room, pool, spa, fitness Center, Billiard room

7. 2015-01-17
   listed $89,900 Active 286-char remark

   Show marketing remark (286 chars)

   Immaculate 2001 Silvercrest home located in luxury, Gated Community. Home Boast, Skylights, Open Floor plan, Huge Master with Walk-in Closet, Work shop area in garage, RV parking, Fenced yard. Backs to Dog Park. Social Activities, work out room, pool, spa, fitness Center, Billiard room

8. 2008-02-01
   soldstatus $135,000

   Show marketing remark (363 chars)

   Like new! Open floor plan. Vaulted ceilings, skylites. NEW carpet. All neutral. Backs to open space. Finished 2car gar. Lovely, easy landscaping. RV pkg avail. Lighted walking paths. Fantastic community center with indoor pool and jacuzzi. Gated community.Home only. 2001 Silvercrest. Home Warranty! Seller will pay Assoc. fees for one year with acceptable offer!

9. 2008-01-21
   historical

   Show marketing remark (363 chars)

   Like new! Open floor plan. Vaulted ceilings, skylites. NEW carpet. All neutral. Backs to open space. Finished 2car gar. Lovely, easy landscaping. RV pkg avail. Lighted walking paths. Fantastic community center with indoor pool and jacuzzi. Gated community.Home only. 2001 Silvercrest. Home Warranty! Seller will pay Assoc. fees for one year with acceptable offer!

10. 2007-09-28
    listed $134,900

    Show marketing remark (363 chars)

    Like new! Open floor plan. Vaulted ceilings, skylites. NEW carpet. All neutral. Backs to open space. Finished 2car gar. Lovely, easy landscaping. RV pkg avail. Lighted walking paths. Fantastic community center with indoor pool and jacuzzi. Gated community.Home only. 2001 Silvercrest. Home Warranty! Seller will pay Assoc. fees for one year with acceptable offer!

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $24,303
• − Mortgage interest: −$8,906
• − Property taxes: −$1,737
• − Insurance: −$795
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$4,625
• Taxable income: $4,350
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $5,617/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

+17.9% since first listed

11 events — show timeline

• 2026-05-26 Pending — RMLS
• 2026-05-15 Listed $159,000 RMLS
• 2015-05-09 Pending — RMLS
• 2015-05-08 Sold (MLS) $86,000 RMLS
• 2015-04-25 Relisted — RMLS
• 2015-04-01 Pending — RMLS
• 2015-03-12 Price Changed $86,000 RMLS
• 2015-01-17 Listed $89,900 RMLS
• 2008-02-01 Sold (MLS) $135,000 RMLS
• 2008-01-21 Delisted — RMLS
• 2007-09-28 Listed $134,900 RMLS

Property tax history

+1.4%/yr

Latest (2025): $1,737 · +2.6% YoY. Source: county tax records.