4493 Glacier St · Springfield, OR 97478

$296,000

3 bd · 2.5 ba · 1,667 sqft · SingleFamily public records · 7 Days on market

Built 1993 8,712 sqft lot $178/sqft · 33% below area Est $441k · 33% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home in a quiet cul-de-sac! Easy access to Clearwater Park, trails, and great schools! Large lot, fenced back yard, and newer deck. The interior features family-friendly floor plan: Large living room, formal dining area, separate fireplace/sitting room, and upstairs master suite. Roof & exterior paint just over a year old. Perfect starter or family home-- won't last long! OPEN HOUSE: 2/25, 12 - 2 pm.

Key facts

• Formal dining
• Half bath
• Large family room

Tags

• FORMAL LIVING
• FORMAL DINING
• HALF BATH
• KITCHEN WITH EATING BAR
• LARGE FAMILY ROOM
• TWO FULL BATHROOMS

Property features AI

Finance

• Other: Lot approximately 7,000 to 9,999 sq ft (about 0.2 acre); Building area approximately 1,667; No land lease; No green certification

Exterior

• Parking: Attached 2-car garage; Parking for 2 vehicles total
• Utilities: Electricity fuel; Public water; Public sewer
• Home design: Single-family residence; Residential property; Not attached to another unit; Approximately 1993 construction; Main and upper levels (two-level layout)
• Construction: Built in 1993
• Exterior features: Lap siding; Located on a cul-de-sac; Paved road access

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom (Upper level); 2nd bedroom; 3rd bedroom
• Bathrooms: 2 full bathrooms (both on upper level); 1 half bathroom (main level)
• Heating & cooling: Forced air heating; No cooling system listed
• Interior features: Family room; Great room; Dining room; Living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $296k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (23.0% below list).
• Recommended offer: $228k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 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.
• Zoned schools: Mt Vernon Elementary School (math 5% / reading 34%, grade F, #366 of 412 statewide, top 91%, 412 students, 63% FRL); Agnes Stewart Middle School (math 16% / reading 36%, grade F, #101 of 128 statewide, top 80%, 513 students, 63% FRL); Springfield High School (math 30% / reading 54%, grade F, #64 of 143 statewide, top 46%, 1,317 students, 65% FRL).
• Market conditions: Rents rising (+3.4%/yr); 270 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 34% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $227,962 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $440,531
• List price: $296,000
• Delta: -32.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 S 44th St	0.13mi	3/2.0	1,628 (-2%)	2mo	$435,000	$267	87
4908 Holly St	0.40mi	3/2.0	1,612 (-3%)	3mo	$432,000	$268	72
4452 Jessica Dr	0.16mi	3/3.0	1,476 (-12%)	2mo	$460,147	$312	70
1004 S 46th St	0.19mi	4/2.0 (+1)	1,800 (+8%)	4mo	$559,900	$311	67
4946 Holly St	0.48mi	4/3.0 (+1)	1,632 (-2%)	0mo	$443,500	$272	67
1076 S 40th Pl	0.66mi	3/2.0	1,657 (-1%)	2mo	$495,000	$299	65
1264 S 41st Pl	0.68mi	3/2.0	1,703 (+2%)	2mo	$540,000	$317	62
4155 Stellar Way	0.59mi	3/2.0	1,572 (-6%)	2mo	$499,900	$318	60
4187 Richland St	0.55mi	3/2.0	1,769 (+6%)	5mo	$575,000	$325	58
4217 Cole Way	0.41mi	3/3.0	1,854 (+11%)	5mo	$457,625	$247	56
5142 Holly St	0.74mi	3/3.0	1,743 (+5%)	2mo	$493,990	$283	54
5021 Cedar View Dr	0.62mi	3/2.0	1,800 (+8%)	4mo	$549,000	$305	52

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-62,324
• Equity at exit: $44,135

10-year hold

• IRR: -14.5%
• Equity multiple: 0.15×
• Total profit: $-70,183
• Equity at exit: $25,593

Cash invested: $82,880 (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: 270
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,280 high
• Mortgage (P&I): −$1,552
• Tax from tax record: −$365 /mo · $4,380/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-240

Break-even live

Break-even rent $2,583

Max offer price $253,658

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-156	+0% $-240	+5% $-323	+10% $-407
Rent	-10% $-420	-5% $-330	+0% $-240	+5% $-150	+10% $-60
Rate	-1.0pp $-91	-0.5pp $-164	base $-240	+0.5pp $-316	+1.0pp $-394

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: $74,000
• Closing costs: $8,880
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 S 43rd Pl Springfield, OR	3.0	2.5	1539	$2,595	$1.69	15d	1	0.23mi
4173 Glacier View Dr Springfield, OR	3.0	2.5	1250	$2,175	$1.74	15d	1	0.35mi
339 S 42nd St Unit 317 Springfield, OR	3.0	2.5	1444	$1,895	$1.31	15d	1	0.47mi
617 S 41st Ct Unit 610 Springfield, OR	3.0	2.5	1500	$2,050	$1.37	15d	1	0.48mi
617 S 41st Ct Unit 606 Springfield, OR	3.0	2.5	1500	$2,100	$1.40	15d	1	0.48mi
1135 Laurel Ave Springfield, OR	4.0	2.0	1800	$2,750	$1.53	45d	1	0.94mi
317 30th St Springfield, OR	2.0–3.0	2.0	1200	$2,405	$2.00	15d	19	1.49mi

Listing history 10 events

1. 2026-05-07
   status Pending 518-char remark
2. 2026-04-28
   listed $296,000 Active 518-char remark
3. 2017-04-25
   soldstatus $275,000

   Show marketing remark (423 chars)

   Well maintained home in a quiet cul-de-sac! Easy access to Clearwater Park, trails, and great schools! Large lot, fenced back yard, and newer deck. The interior features family-friendly floor plan: Large living room, formal dining area, separate fireplace/sitting room, and upstairs master suite. Roof & exterior paint just over a year old. Perfect starter or family home-- won't last long! OPEN HOUSE: 2/25, 12 - 2 pm.

4. 2017-04-25
   soldstatus $275,000 Sold 423-char remark

   Show marketing remark (423 chars)

   Well maintained home in a quiet cul-de-sac! Easy access to Clearwater Park, trails, and great schools! Large lot, fenced back yard, and newer deck. The interior features family-friendly floor plan: Large living room, formal dining area, separate fireplace/sitting room, and upstairs master suite. Roof & exterior paint just over a year old. Perfect starter or family home-- won't last long! OPEN HOUSE: 2/25, 12 - 2 pm.

5. 2017-02-28
   status Pending 423-char remark

   Show marketing remark (423 chars)

   Well maintained home in a quiet cul-de-sac! Easy access to Clearwater Park, trails, and great schools! Large lot, fenced back yard, and newer deck. The interior features family-friendly floor plan: Large living room, formal dining area, separate fireplace/sitting room, and upstairs master suite. Roof & exterior paint just over a year old. Perfect starter or family home-- won't last long! OPEN HOUSE: 2/25, 12 - 2 pm.

6. 2017-02-17
   listed $260,000 Active 423-char remark

   Show marketing remark (423 chars)

   Well maintained home in a quiet cul-de-sac! Easy access to Clearwater Park, trails, and great schools! Large lot, fenced back yard, and newer deck. The interior features family-friendly floor plan: Large living room, formal dining area, separate fireplace/sitting room, and upstairs master suite. Roof & exterior paint just over a year old. Perfect starter or family home-- won't last long! OPEN HOUSE: 2/25, 12 - 2 pm.

7. 2004-05-17
   soldstatus $169,900
8. 2004-04-17
   listed
9. 1993-09-24
   soldstatus $97,100
10. 1992-10-13
    soldstatus $229,350

ⓘ 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: $4,380 · $365/mo
• Projected year-2 tax: $4,380 · $365/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,355
• − Mortgage interest: −$16,581
• − Property taxes: −$4,380
• − Insurance: −$1,480
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$8,611
• Taxable loss: −$8,073
• Est. tax savings @ 24.0%: +$1,938
• After-tax cash flow: $-939/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

+29.1% since first listed

10 events — show timeline

• 2026-05-07 Pending — RMLS
• 2026-04-28 Listed $296,000 RMLS
• 2017-04-25 Sold (Public Records) $275,000 Public Records
• 2017-04-25 Sold (MLS) $275,000 RMLS
• 2017-02-28 Pending — RMLS
• 2017-02-17 Listed $260,000 RMLS
• 2004-05-17 Sold (Public Records) $169,900 Public Records
• 2004-04-17 Listed — RMLS
• 1993-09-24 Sold (Public Records) $97,100 Public Records
• 1992-10-13 Sold (Public Records) $229,350 Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,380 · +1.6% YoY. Source: county tax records.