2150 Laura St #65 · Springfield, OR 97477

$49,900

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 41 Days on market

Built 2007 $69/sqft · 9% above area Est $46k · 8% over

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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
• Livability +4.2/5.0
• ARV discount +3.7/15.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single wide mfg home clean and move in ready in 55+ park. This home has a great room floor plan with an adjoining kitchen and living area. Kitchen appliances are included that are all recently installed within the last 3 years. Flooring has been updated and is solid surface throughout. There is a fresh coat of paint on the interior. The exterior has a yard space, attached storage room and detached tool shed. The carport can fit two cars parked end to end. Space rent can be assigned to the new owner and will be $827 per month. Home only is being sold, new owner will need to be approved by the park prior to purchase. RV space available for rent though the park.

Key facts

• Fresh coat of paint
• Updated flooring
• Yard space

Tags

• GREAT ROOM FLOOR PLAN
• KITCHEN APPLIANCES INCLUDED
• RECENTLY INSTALLED APPLIANCES
• UPDATED FLOORING
• FRESH COAT OF PAINT
• YARD SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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 fast (+4.8%/yr); 163 active listings in the ZIP; 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 + 4.8% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $29k; list at $50k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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: 3.07% ✓
• Cap rate: 27.62%
• Cash-on-cash: 76.15%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (median comp): $46,000
• List price: $49,900
• Delta: 8.48%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2150 Laura St #65	0.00mi	2/1.0	734 (+1%)	1mo	$46,000	$63	98
2150 Laura St #12	0.00mi	2/1.0	750 (+3%)	10mo	$22,000	$29	86
2150 Laura St #91	0.00mi	2/1.0	720 (-1%)	15mo	$18,000	$25	86
2150 Laura St #90	0.00mi	2/1.0	725 (-0%)	21mo	$35,000	$48	82
2150 Laura St #13	0.00mi	2/1.0	660 (-9%)	12mo	$18,500	$28	74
2150 Laura St	0.03mi	2/1.0	641 (-12%)	19mo	$14,100	$22	63
1120 W Fairview Dr #7	0.57mi	3/1.0 (+1)	728 (0%)	10mo	$53,500	$73	60
1120 W Fairview Dr #10	0.57mi	2/1.0	784 (+8%)	11mo	$80,500	$103	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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: 78.1%
• Equity multiple: 4.67×
• Total profit: $51,239
• Equity at exit: $7,440

10-year hold

• IRR: 82.1%
• Equity multiple: 10.27×
• Total profit: $129,481
• Equity at exit: $4,314

Cash invested: $13,972 (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 97477

• Rents YoY: 4.8%
• Active inventory: 163
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$262
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $887

Break-even live

Break-even rent $411

Max offer price $49,900

Occupancy floor 37%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Lindale Dr Springfield, OR	1.0–2.0	1.0	770	$1,839	$2.39	13d	9	0.20mi
243 R St Springfield, OR	1.0–3.0	1.0–2.5	867	$1,649	$1.90	43d	6	0.47mi
2555 Gateway St Springfield, OR	2.0	1.0	682	$1,649	$2.42	21d	14	0.61mi
506 W Centennial Blvd Springfield, OR	1.0–3.0	1.0–2.0	1182	$1,684	$1.42	21d	3	0.68mi
1725 N 5th St Unit P-070 Springfield, OR	1.0	1.0	580	$1,395	$2.41	43d	1	0.78mi
1725 5th St Springfield, OR	1.0–2.0	1.0	705	$1,495	$2.12	13d	9	0.84mi
3033 Gateway St Springfield, OR	1.0–2.0	1.0	750	$1,700	$2.27	13d	15	0.85mi
844 Mill St Springfield, OR	1.0	1.0	600	$1,095	$1.82	43d	1	1.02mi
844 Mill St Springfield, OR	2.0	1.0	700	$1,295	$1.85	21d	1	1.02mi
844 Mill St Springfield, OR	1.0	1.0	600	$1,095	$1.82	44d	1	1.02mi
3255 Gateway St Springfield, OR	2.0	1.0	640	$1,535	$2.40	13d	1	1.02mi
650 Mill St Unit 18 Springfield, OR	2.0	1.0	700	$1,095	$1.56	43d	1	1.11mi
243 F St Unit 20 Springfield, OR	2.0	1.0	720	$1,095	$1.52	21d	1	1.17mi
275 S Garden Way Eugene, OR	1.0	1.0	467	$1,479	$3.17	13d	22	1.18mi
745 6th St Springfield, OR	1.0	1.0	710	$1,295	$1.82	21d	1	1.22mi
608 4th St Unit 1 Springfield, OR	1.0	1.0	448	$1,499	$3.35	21d	1	1.22mi
406 4th St Unit 04 Springfield, OR	1.0	1.0	463	$950	$2.05	43d	1	1.33mi

Listing history 6 events

1. 2026-05-14
   status Pending 667-char remark

   Show marketing remark (667 chars)

   Single wide mfg home clean and move in ready in 55+ park. This home has a great room floor plan with an adjoining kitchen and living area. Kitchen appliances are included that are all recently installed within the last 3 years. Flooring has been updated and is solid surface throughout. There is a fresh coat of paint on the interior. The exterior has a yard space, attached storage room and detached tool shed. The carport can fit two cars parked end to end. Space rent can be assigned to the new owner and will be $827 per month. Home only is being sold, new owner will need to be approved by the park prior to purchase. RV space available for rent though the park.

2. 2026-04-03
   listed $49,900 Active 667-char remark

   Show marketing remark (667 chars)

   Single wide mfg home clean and move in ready in 55+ park. This home has a great room floor plan with an adjoining kitchen and living area. Kitchen appliances are included that are all recently installed within the last 3 years. Flooring has been updated and is solid surface throughout. There is a fresh coat of paint on the interior. The exterior has a yard space, attached storage room and detached tool shed. The carport can fit two cars parked end to end. Space rent can be assigned to the new owner and will be $827 per month. Home only is being sold, new owner will need to be approved by the park prior to purchase. RV space available for rent though the park.

3. 2015-02-25
   soldstatus $29,000 Sold 443-char remark

   Show marketing remark (443 chars)

   Move in ready!!! Very nice newer home with vinyl windows and heat pump. Vaulted living room, remodeled bathroom with walk in shower and raised toilet. Kitchen includes all newer appliances and nice eating area, table, chairs, & bar stools are included. Stacking washer and dryer also stays. Very well kept park with creek running through, lots of ducks, a great place for walks! Carport and storage shed. Centrally located with easy access

4. 2015-02-23
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Move in ready!!! Very nice newer home with vinyl windows and heat pump. Vaulted living room, remodeled bathroom with walk in shower and raised toilet. Kitchen includes all newer appliances and nice eating area, table, chairs, & bar stools are included. Stacking washer and dryer also stays. Very well kept park with creek running through, lots of ducks, a great place for walks! Carport and storage shed. Centrally located with easy access

5. 2015-02-23
   historical Active with Bumpable Contingency 443-char remark

   Show marketing remark (443 chars)

   Move in ready!!! Very nice newer home with vinyl windows and heat pump. Vaulted living room, remodeled bathroom with walk in shower and raised toilet. Kitchen includes all newer appliances and nice eating area, table, chairs, & bar stools are included. Stacking washer and dryer also stays. Very well kept park with creek running through, lots of ducks, a great place for walks! Carport and storage shed. Centrally located with easy access

6. 2015-01-27
   listed $34,000 Active 443-char remark

   Show marketing remark (443 chars)

   Move in ready!!! Very nice newer home with vinyl windows and heat pump. Vaulted living room, remodeled bathroom with walk in shower and raised toilet. Kitchen includes all newer appliances and nice eating area, table, chairs, & bar stools are included. Stacking washer and dryer also stays. Very well kept park with creek running through, lots of ducks, a great place for walks! Carport and storage shed. Centrally located with easy access

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $504 · $42/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,397
• − Mortgage interest: −$2,795
• − Property taxes: −$504
• − Insurance: −$250
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$1,452
• Taxable income: $10,453
• Est. tax owed @ 24.0%: −$2,509
• After-tax cash flow: $8,131/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): 37,534
• Household income: $65,662
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1817.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Portuguese 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -489.08%
• Current HPI: 299.6863
• Rent YoY: ▲ 4.81%
• 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

+46.8% since first listed

6 events — show timeline

• 2026-05-14 Pending — RMLS
• 2026-04-03 Listed $49,900 RMLS
• 2015-02-25 Sold (MLS) $29,000 RMLS
• 2015-02-23 Pending — RMLS
• 2015-02-23 Contingent — RMLS
• 2015-01-27 Listed $34,000 RMLS

Property tax history

+2.8%/yr

Latest (2025): $504 · +1.6% YoY. Source: county tax records.