1475 Green Acres Rd #69 · Eugene, OR 97408

$79,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 9 Days on market

Built 1994 Est $67k · 19% over $1124/mo HOA · 53% of rent

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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).

• Cash flow +12.8/30.0
• 1% rule +10.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a great flip Prospect for a buyer that qualifies to be in the park! The home is very livable but needs a little TLC. Located in the very desirable Falcon Wood Village 55+ Mobile Home Community. The sale does not include land it's for the home only. The park located in the sought after North Gilham area. This home is a 1994 Golden West double wide manufactured home, serial number WH13085, 48ft long x 27 ft wide, approx 1296 sqft, affords lots of room to spread out with a large living room, kitchen and primary bedroom with its own bathroom and extra sink basin outside the bathroom door. Kitchen includes a small eat bar, a very nice brand new stove, a freestanding refrigerator and freezer that are included in the sale. There is a small fenced area behind the home, plenty of storage space. The home appears to be a good solid home with a great floor plan! The home has a dual mini split with one unit in the main living area and one in the primary bedroom. Home to be sold in "as is" condition per the seller. Park approval is required prior to purchase. An accepted offer will remain in a bumpable status until approved so it's strongly suggested to fill out an application prior to writing an offer. "AS IS"! MOTIVATED Seller!!

Key facts

• Forced air heating
• Covered patio
• Fenced backyard

Tags

• OPEN-CONCEPT LIVING AREA
• COVERED PATIO
• SHOP WITH ELECTRICITY
• FENCED BACKYARD
• FORCED AIR HEATING
• DUAL MINI-SPLIT SYSTEM

Property features AI

Finance

• Other: Located at 1475 Green Acres Rd #69, Eugene, OR 97408; Distances: approx. 0.5 miles to bus and waterfront, 0.75 miles to shopping, 1 mile to bike/multi-use paths
• Financial info: Property is resale; Lot rent/association fee listed monthly
• HOA & community: Monthly lot rent (land lease) and association fee: $1,124; Senior community in Falcon Wood Village Park; Community amenities include clubhouse with kitchen, library, management, meeting and party rooms, pool, spa/hot tub, and recreation facilities; Pet policy: pets allowed with some restrictions; Land lease through January 1, 2030

Exterior

• Parking: Carport; Driveway
• Security: No security features
• Utilities: Public water; Public sewer; Electric service and electric hot water; Cable internet available
• Home design: Manufactured home in park (not attached); Single-level living; Built in 1994; Model: X226242, Manufacturer: Golden West; Unit dimensions approximately 48' x 27'
• Construction: Shingle/composition roof; Block and pillar/post/pier foundation
• Exterior features: Porch; Storm door(s); Yard; T-111 siding; Level lot with seasonal trees; Paved road access; Seasonal view

Interior

• Kitchen: Dishwasher; Free‑standing range; Free‑standing refrigerator; Range hood; Vaulted ceiling in kitchen
• Bedrooms: Primary bedroom on main level with ensuite, closet, vaulted ceiling, and wall-to-wall carpet; Second bedroom on main level with closet, vaulted ceiling, and wall-to-wall carpet
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Ductless heating; Forced air heating; Mini-split cooling; Electric hot water
• Interior features: Ceiling fans; Vaulted ceilings; Laundry area; Washer and dryer included; Double pane windows with vinyl frames; Vinyl flooring; Wall-to-wall carpet; Crawl space basement; Accessible features (main floor bedroom with bath, one-level living, utility room on main)
• Laundry & utility: Main-level laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-73 ($-882/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (16.2% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $67k (16.2% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 2.7% 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-.
• Eugene SD 4J (urban): math 45% / reading 55% proficiency, ranked #10 of 58 in OR (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gilham Elementary School (math 54% / reading 54%, grade C, #79 of 412 statewide, top 21%, 584 students, 36% FRL); Cal Young Middle School (math 32% / reading 52%, grade D-, #38 of 128 statewide, top 31%, 494 students, 48% FRL); Sheldon High School (math 70% / reading 70%, grade B, #14 of 143 statewide, top 10%, 1,525 students, 37% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 106 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $552 of loan paydown is wiped out by about $2k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y 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 $38k; list at $80k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 53% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,919 (16.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.64% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $67,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1475 Green Acres Rd #69	0.00mi	2/2.0	1,296 (0%)	13mo	$37,500	$29	89
1475 Green Acres Rd #06	0.00mi	2/2.0	1,340 (+3%)	8mo	$125,000	$93	88
1475 Green Acres Rd #34	0.00mi	2/2.0	1,248 (-4%)	10mo	$65,000	$52	86
1475 Green Acres Rd #158	0.00mi	2/2.0	1,345 (+4%)	12mo	$45,900	$34	83
1475 Green Acres Rd #157	0.00mi	2/2.0	1,464 (+13%)	0mo	$23,000	$16	78
1475 Green Acres Rd #58	0.00mi	2/2.0	1,152 (-11%)	9mo	$59,000	$51	74
1475 Green Acres Rd #139	0.00mi	2/2.0	1,136 (-12%)	7mo	$55,000	$48	74
1475 Green Acres Rd #40	0.00mi	2/2.0	1,440 (+11%)	11mo	$69,900	$49	72
3355 N Delta Hwy #128	0.33mi	3/2.0 (+1)	1,200 (-7%)	6mo	$153,500	$128	62
3355 N Delta Hwy #130	0.33mi	2/2.0	1,188 (-8%)	13mo	$188,000	$158	60
3355 N Delta Hwy #107	0.33mi	2/2.0	1,391 (+7%)	15mo	$185,000	$133	60
3355 N Delta Hwy #62	0.33mi	2/2.0	1,144 (-12%)	13mo	$185,000	$162	54

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.34×
• Total profit: $-14,792
• Equity at exit: $11,913

10-year hold

• IRR: -4.1%
• Equity multiple: 0.68×
• Total profit: $-7,132
• Equity at exit: $6,908

Cash invested: $22,372 (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 97408

• Rents YoY: 4.0%
• Active inventory: 106
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$419
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,124
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-73

Break-even live

Break-even rent $2,199

Max offer price $66,919

Occupancy floor 98%

Sensitivity live

Price	-10% $-28	-5% $-51	+0% $-73	+5% $-96	+10% $-119
Rent	-10% $-240	-5% $-157	+0% $-73	+5% $10	+10% $93
Rate	-1.0pp $-33	-0.5pp $-53	base $-73	+0.5pp $-94	+1.0pp $-115

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2517 Quebec St Eugene, OR	3.0	2.0	1246	$2,195	$1.76	45d	1	0.40mi
2300 Norkenzie Rd Eugene, OR	2.0	1.5	980	$1,445	$1.47	45d	1	0.42mi
3328 Lake Glenn Dr Eugene, OR	2.0	1.0	1114	$1,800	$1.62	45d	1	0.50mi
1877 Brewer Ave Eugene, OR	3.0–4.0	1.0–1.5	1102	$1,649	$1.50	15d	2	0.64mi
2545 Benson Ln Eugene, OR	3.0	2.0	1340	$2,400	$1.79	45d	1	0.73mi
2310 Snelling Dr Eugene, OR	3.0	2.0	1400	$2,395	$1.71	15d	1	0.74mi
1440 John Day Dr Eugene, OR	1.0–3.0	1.0–2.5	1050	$2,349	$2.24	15d	38	0.75mi
3610 Goodpasture Loop Eugene, OR	1.0–2.0	1.0–2.0	802	$2,299	$2.87	15d	15	0.76mi
2423 Benson Ln Eugene, OR	3.0	2.0	1525	$2,800	$1.84	23d	1	0.76mi
1981 Margaret St Eugene, OR	3.0	2.0	1600	$2,495	$1.56	45d	1	0.77mi
3570 Goodpasture Loop Eugene, OR	2.0	2.0	1000	$1,999	$2.00	45d	1	0.81mi
1844 Happy Ln Eugene, OR	1.0	1.0–2.0	1040	$1,692	$1.63	15d	5	0.95mi
1367 Umpqua Ave Eugene, OR	1.0–2.0	1.0–2.0	850	$2,675	$3.15	15d	46	0.97mi
2948 Matt Dr Eugene, OR	2.0	2.0	1005	$1,850	$1.84	45d	1	0.97mi
2940 Matt Dr Eugene, OR	3.0	2.0	1438	$2,500	$1.74	45d	1	0.97mi
2459 Lakeview Dr Eugene, OR	1.0–3.0	1.0–2.0	966	$1,790	$1.85	15d	24	1.05mi
1500 Norkenzie Rd #67 Eugene, OR	3.0	1.5	1210	$2,395	$1.98	45d	1	1.07mi
1150 Darlene Ln Eugene, OR	1.0–2.0	1.0–2.5	924	$2,285	$2.47	15d	16	1.15mi
2847 Tennyson Ave Eugene, OR	3.0	1.0–2.0	902	$2,178	$2.41	15d	8	1.15mi
1485 Perdue Loop Eugene, OR	2.0	2.0	1484	$2,295	$1.55	15d	1	1.15mi
2754 Chad Dr Eugene, OR	3.0	2.0	1381	$2,295	$1.66	45d	1	1.17mi
1800 Cal Young Rd Eugene, OR	1.0–2.0	1.0–2.0	887	$1,830	$2.06	15d	9	1.23mi
1740 Adkins St Eugene, OR	2.0	1.0	1044	$1,850	$1.77	15d	8	1.41mi
53 Hillview 1 Unit 1 Eugene, OR	3.0	2.5	1550	$2,595	$1.67	15d	1	1.41mi

HOA detail

• Monthly dues: $1,124 · $13,488/yr

Listing history 7 events

1. 2026-06-22
   days on market $79,900 Active 9 DOM
2. 2026-06-18
   days on market $79,900 Active 6 DOM
3. 2026-06-17
   days on market $79,900 Active 5 DOM
4. 2026-06-16
   days on market $79,900 Active 4 DOM
5. 2026-06-15
   days on market $79,900 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $79,900 Active 1 DOM

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,136 · $95/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,275
• − Mortgage interest: −$4,476
• − Property taxes: −$1,136
• − Insurance: −$1,197
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$13,488
• − Depreciation: −$2,324
• Taxable loss: −$1,390
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $-548/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: Eugene SD 4J
• NCES district ID: 4104740
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $43,688
• Composite: 42.15/100
• National rank: #3302
• State rank: #10 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): 15,420
• Household income: $104,945
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 402.0

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% Two or more races 11% Hispanic / Latino 9% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Chinese 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: ▼ -196.97%
• Current HPI: 286.5805
• Rent YoY: ▲ 3.97%
• 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

+42.7% since first listed

12 events — show timeline

• 2026-06-12 Listed $79,900 RMLS
• 2025-05-16 Sold (MLS) $37,500 RMLS
• 2025-05-03 Pending — RMLS
• 2025-04-02 Price Changed $45,000 RMLS
• 2025-03-10 Price Changed $50,000 RMLS
• 2025-03-04 Relisted — RMLS
• 2025-02-16 Pending — RMLS
• 2025-01-10 Price Changed $63,000 RMLS
• 2024-11-08 Price Changed $69,500 RMLS
• 2024-10-02 Listed $75,000 RMLS
• 1998-09-03 Sold (MLS) $50,000 RMLS
• 1998-06-11 Listed $56,000 RMLS

Property tax history

+2.9%/yr

Latest (2025): $1,136 · +1.2% YoY. Source: county tax records.