1400 Candlelight Dr #175 · Eugene, OR 97402

$85,000

3 bd · 2.0 ba · 1,809 sqft · Manufactured public records · 6 Days on market

Built 1987

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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 +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3b/2b home in lovely 55+ gated community. Tree-lined private streets. Excellent floor plan with tons of space for large gatherings. Needs a little TLC and updating and would be so easy to make this home. Beautiful private backyard garden with lots of flowers, trees, and raised bed. Two decks. The roof was replaced in August 2021 with skylights installed at that time.

Key facts

• Gated community
• New heat pump
• Raised garden beds

Tags

• GATED COMMUNITY
• RAISED GARDEN BEDS
• COVERED BACK DECK
• NEW ROOF
• NEW HEAT PUMP
• CLUBHOUSE WITH FULL KITCHEN

Property features AI

Finance

• HOA & community: Part of Briarwood Estates community; Community amenities include basketball court, commons, gated access, gym, library, management, pool, tennis courts, and trash service; Contact park management for pet restrictions; Monthly lot rent listed

Exterior

• Parking: Carport (1 covered space)
• Utilities: Electric service and electric hot water; Public water; Public sewer
• Home design: Manufactured home in park (residential); Single-story (main level area listed)
• Construction: Built in 1987; Other foundation details
• Exterior features: Composition roof; Level lot; Paved road access; Other exterior description

Interior

• Kitchen: Dishwasher; Free‑standing range; Free‑standing refrigerator; Kitchen island; Skylight in kitchen
• Bedrooms: Primary bedroom on main level with closet; Second bedroom on main level with closet; Third bedroom on main level with closet
• Flooring: Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Skylights; Wall-to-wall carpet; Laundry area with exterior entry
• Laundry & utility: Laundry on main level with exterior entry; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 22.9% 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: Danebo Elementary School (math 10% / reading 30%, grade F, #358 of 412 statewide, top 89%, 254 students, 65% FRL); Shasta Middle School (math 12% / reading 37%, grade F, #108 of 128 statewide, top 89%, 392 students, 66% 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; 8 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).
• At $2,203/mo this rent would consume 46% of the median local household income ($58k/yr) (locally 3142% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $70k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $85,000

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: 2.59% ✓
• Cap rate: 22.91%
• Cash-on-cash: 59.34%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $343,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1699 N Terry St #89	0.22mi	3/2.0	1,782 (-2%)	2mo	$143,500	$81	86
1699 N Terry St #156	0.22mi	3/2.0	1,794 (-1%)	4mo	$125,000	$70	85
1400 Candlelight Dr #177	0.00mi	3/2.0	1,876 (+4%)	12mo	$172,000	$92	84
5253 Glenn Ellen Dr	0.53mi	3/2.0	1,782 (-2%)	6mo	$310,000	$174	67
5322 Burke St	0.55mi	3/2.0	1,782 (-2%)	11mo	$338,000	$190	63
1199 N Terry St #169	0.39mi	2/2.0 (-1)	1,704 (-6%)	5mo	$135,500	$80	63
5318 Bridgewater Dr	0.42mi	3/2.0	1,690 (-7%)	9mo	$350,000	$207	62
5365 Cobblestone Ln	0.45mi	3/2.0	1,987 (+10%)	4mo	$425,000	$214	59
1699 N Terry St #265	0.22mi	3/2.0	1,568 (-13%)	12mo	$115,000	$73	58
5385 Bridgewater Dr	0.46mi	3/2.0	1,668 (-8%)	10mo	$363,125	$218	57
5264 Glenn Ellen Dr	0.54mi	3/2.0	2,019 (+12%)	7mo	$390,000	$193	50
5330 Elk Ridge Dr	0.43mi	4/2.0 (+1)	1,560 (-14%)	6mo	$365,000	$234	47

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: 56.4%
• Equity multiple: 3.44×
• Total profit: $58,096
• Equity at exit: $12,674

10-year hold

• IRR: 60.9%
• Equity multiple: 6.66×
• Total profit: $134,804
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$446
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,177

Break-even live

Break-even rent $713

Max offer price $85,000

Occupancy floor 42%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	0.52mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	13d	1	0.52mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	43d	1	0.55mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	43d	1	0.68mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.70mi
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	21d	1	0.75mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	13d	1	0.87mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	43d	1	0.91mi

Listing history 7 events

1. 2026-05-21
   listed $85,000 Active
2. 2022-10-04
   soldstatus $69,900 Closed 378-char remark

   Show marketing remark (378 chars)

   Spacious 3b/2b home in lovely 55+ gated community. Tree-lined private streets. Excellent floor plan with tons of space for large gatherings. Needs a little TLC and updating and would be so easy to make this home. Beautiful private backyard garden with lots of flowers, trees, and raised bed. Two decks. The roof was replaced in August 2021 with skylights installed at that time.

3. 2022-09-19
   status Pending 378-char remark

   Show marketing remark (378 chars)

   Spacious 3b/2b home in lovely 55+ gated community. Tree-lined private streets. Excellent floor plan with tons of space for large gatherings. Needs a little TLC and updating and would be so easy to make this home. Beautiful private backyard garden with lots of flowers, trees, and raised bed. Two decks. The roof was replaced in August 2021 with skylights installed at that time.

4. 2022-09-14
   listed $69,900 Active 378-char remark

   Show marketing remark (378 chars)

   Spacious 3b/2b home in lovely 55+ gated community. Tree-lined private streets. Excellent floor plan with tons of space for large gatherings. Needs a little TLC and updating and would be so easy to make this home. Beautiful private backyard garden with lots of flowers, trees, and raised bed. Two decks. The roof was replaced in August 2021 with skylights installed at that time.

5. 2006-09-27
   soldstatus $35,000 212-char remark

   Show marketing remark (212 chars)

   Very spacious and well maintained home in desirable 55+ park located conveniently close to new shopping mall. No land included. Great clubhouse features: swimming pool, tennis court, jacuzzi and other activities.

6. 2006-09-01
   historical 212-char remark

   Show marketing remark (212 chars)

   Very spacious and well maintained home in desirable 55+ park located conveniently close to new shopping mall. No land included. Great clubhouse features: swimming pool, tennis court, jacuzzi and other activities.

7. 2005-11-15
   listed $41,900 212-char remark

   Show marketing remark (212 chars)

   Very spacious and well maintained home in desirable 55+ park located conveniently close to new shopping mall. No land included. Great clubhouse features: swimming pool, tennis court, jacuzzi and other activities.

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $988 · $82/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: $26,436
• − Mortgage interest: −$4,761
• − Property taxes: −$988
• − Insurance: −$425
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$2,473
• Taxable income: $13,559
• Est. tax owed @ 24.0%: −$3,254
• After-tax cash flow: $10,868/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

+102.9% since first listed

7 events — show timeline

• 2026-05-21 Listed $85,000 RMLS
• 2022-10-04 Sold (MLS) $69,900 RMLS
• 2022-09-19 Pending — RMLS
• 2022-09-14 Listed $69,900 RMLS
• 2006-09-27 Sold (MLS) $35,000 RMLS
• 2006-09-01 Delisted — RMLS
• 2005-11-15 Listed $41,900 RMLS

Property tax history

+4.7%/yr

Latest (2025): $988 · +2.6% YoY. Source: county tax records.