3700 Babcock Ln #87 · Eugene, OR 97401

$235,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 43 Days on market

Built 1993 $155/sqft · 7% above area Est $220k · 7% over

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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 +14.4/30.0
• DSCR +4.4/10.0
• ARV discount +4.4/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely immaculate manufactured home(only), in an over 55 park..Camelot Village. Oak cabinetry, pantry, den/office, kitchen nook for informal dining. Upgraded carpeting, and neutral colors throughout.

Key facts

• Gated community
• Clubhouse
• Carport

Tags

• GATED COMMUNITY
• LARGE COVERED FRONT PORCH
• BEAUTIFULLY LANDSCAPED YARD
• CARPORT
• SPACIOUS STORAGE SHED
• CLUBHOUSE

Property features AI

Finance

• Other: Located in a manufactured-home park (Camelot Village) at 3700 Babcock Ln #87, Eugene, OR
• Financial info: Land lease in place (monthly lot rent); Land lease expires December 31, 2026
• HOA & community: Park amenities include commons, gated entry, library, management office, meeting room, party room, pool, recreation facilities, trash service, and weight room; Located in a senior community (Camelot Village)

Exterior

• Parking: Carport; Driveway
• Security: Security gate
• Utilities: Electric fuel; Public water; Public sewer; Cable internet available
• Home design: Manufactured home in a park; Residential property (not attached); Single-story (main living all on one level); Built in 1993; Security gate at the park entrance; No notable view
• Construction: Composition roof; Block foundation with skirting
• Exterior features: Porch; Raised beds; Tool shed; Yard; Cement siding and T-111 siding; Other exterior materials; Concrete and paved road access; Level lot

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Pantry
• Bedrooms: Primary bedroom on main level with private bathroom and shower; Second bedroom on main level
• Flooring: Vinyl; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced-air heating; Heat pump cooling; Electric hot water
• Interior features: One level accessibility; Vinyl flooring; Wall-to-wall carpet; Double-pane windows; Crawl space basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $49 ($589/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (18.3% below list).
• Recommended offer: $192k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-.
• 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: Monroe Middle School (math 32% / reading 52%, grade D-, #38 of 128 statewide, top 31%, 541 students, 55% FRL); Sheldon High School (math 70% / reading 70%, grade B, #14 of 143 statewide, top 10%, 1,525 students, 37% FRL).
• Market conditions: Rents rising (+2.6%/yr); 159 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% of the median local income ($52k/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 $7k 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

• It's been on market 43 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $235k implies a 273% gain — meaningful room to come down on a strong offer.

Recommended offer $191,935 (18.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 18% 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 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?
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: 0.82% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $220,044
• List price: $235,000
• Delta: 11.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 Babcock Ln #67	0.00mi	2/2.0	1,513 (+0%)	10mo	$207,500	$137	92
3700 Babcock Ln #106	0.00mi	3/2.0 (+1)	1,420 (-6%)	2mo	$235,000	$165	83
3700 Babcock Ln #105	0.00mi	2/2.0	1,593 (+5%)	13mo	$225,000	$141	80
3700 Babcock Ln #119	0.00mi	3/2.0 (+1)	1,640 (+8%)	2mo	$279,000	$170	79
3700 Babcock Ln #123	0.00mi	3/2.0 (+1)	1,431 (-5%)	9mo	$230,000	$161	78
3700 Babcock Ln #144	0.00mi	3/2.0 (+1)	1,404 (-7%)	6mo	$235,000	$167	78
3700 Babcock Ln #125	0.00mi	3/2.0 (+1)	1,512 (0%)	21mo	$235,000	$155	78
3700 Babcock Ln #97	0.00mi	3/2.0 (+1)	1,620 (+7%)	8mo	$260,000	$160	76
3700 Babcock Ln #122	0.00mi	3/2.0 (+1)	1,400 (-7%)	10mo	$193,000	$138	74
3700 Babcock Ln #140	0.00mi	2/2.0	1,305 (-14%)	6mo	$210,000	$161	73
3700 Babcock Ln #85	0.00mi	3/2.0 (+1)	1,704 (+13%)	11mo	$240,000	$141	65

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-35,751
• Equity at exit: $35,039

10-year hold

• IRR: -7.4%
• Equity multiple: 0.54×
• Total profit: $-30,355
• Equity at exit: $20,319

Cash invested: $65,800 (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 97401

• Rents YoY: 2.6%
• Active inventory: 159
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $49

Break-even live

Break-even rent $1,857

Max offer price $235,000

Occupancy floor 92%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 Van Ave Eugene, OR	2.0	1.5	1104	$1,695	$1.54	13d	4	0.49mi
2609 S Cloverleaf Loop Unit 2609 Springfield, OR	3.0	1.5	1500	$1,975	$1.32	14d	1	0.65mi
1740 Adkins St Eugene, OR	2.0	1.0	1044	$1,850	$1.77	13d	8	1.02mi
3450 McKenna Dr Eugene, OR	1.0–2.0	1.0–2.0	1125	$1,720	$1.53	13d	5	1.10mi
668 W Quinalt St Springfield, OR	3.0	1.5	1100	$1,695	$1.54	44d	1	1.12mi
3225 Kinsrow Ave Eugene, OR	1.0–4.0	1.0–2.5	1009	$1,613	$1.60	21d	10	1.14mi
956 W Olympic St Springfield, OR	3.0	2.0	1212	$2,200	$1.82	14d	1	1.15mi
2754 Chad Dr Eugene, OR	3.0	2.0	1381	$2,295	$1.66	44d	1	1.32mi
506 W Centennial Blvd Springfield, OR	1.0–3.0	1.0–2.0	1182	$1,684	$1.42	21d	3	1.33mi
2733 Shadow View Dr Eugene, OR	2.0	1.0–2.0	847	$2,715	$3.21	13d	11	1.33mi
1045 Oakway Rd Eugene, OR	3.0	1.5	1802	$3,100	$1.72	44d	1	1.35mi

Listing history 18 events

1. 2026-06-18
   days on market $235,000 Active 43 DOM
2. 2026-06-17
   days on market $235,000 Active 42 DOM
3. 2026-06-16
   pricedays on market $235,000 Active 41 DOM
4. 2026-06-13
   days on market $245,000 Active 39 DOM
5. 2026-06-10
   days on market $245,000 Active 37 DOM
6. 2026-06-09
   days on market $245,000 Active 36 DOM
7. 2026-06-08
   days on market $245,000 Active 35 DOM
8. 2026-06-07
   days on market $245,000 Active 34 DOM
9. 2026-06-05
   days on market $245,000 Active 31 DOM
10. 2026-06-03
    days on market $245,000 Active 30 DOM
11. 2026-06-02
    days on market $245,000 Active 29 DOM
12. 2026-06-01
    days on market $245,000 Active 28 DOM
13. 2026-05-31
    days on market $245,000 Active 27 DOM
14. 2026-05-30
    days on market $245,000 Active 26 DOM
15. 2026-05-04
    listed $250,000 Active 1303-char remark
16. 2003-12-29
    soldstatus $63,000 207-char remark

    Show marketing remark (207 chars)

    Absolutely immaculate manufactured home(only), in an over 55 park..Camelot Village. Oak cabinetry, pantry, den/office, kitchen nook for informal dining. Upgraded carpeting, and neutral colors throughout.

17. 2003-11-12
    historical 207-char remark

    Show marketing remark (207 chars)

    Absolutely immaculate manufactured home(only), in an over 55 park..Camelot Village. Oak cabinetry, pantry, den/office, kitchen nook for informal dining. Upgraded carpeting, and neutral colors throughout.

18. 2003-10-18
    listed $64,900 207-char remark

    Show marketing remark (207 chars)

    Absolutely immaculate manufactured home(only), in an over 55 park..Camelot Village. Oak cabinetry, pantry, den/office, kitchen nook for informal dining. Upgraded carpeting, and neutral colors throughout.

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$637/yr (+$53/mo · 38.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 7% 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 · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,032
• − Mortgage interest: −$13,164
• − Property taxes: −$1,643
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$6,836
• Taxable loss: −$3,471
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $1,422/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): 49,437
• Household income: $52,022
• Rent vs Own: 70.9% rent · 29.1% own
• Severe rent burden: 5760.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 10% Hispanic / Latino 10% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Slovak 4% Italian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 5% Chinese 2% 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: ▼ -440.37%
• Current HPI: 299.7933
• Rent YoY: ▲ 2.62%
• 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

+262.1% since first listed

8 events — show timeline

• 2026-06-16 Relisted — RMLS
• 2026-06-16 Price Changed $235,000 RMLS
• 2026-06-13 Delisted — RMLS
• 2026-05-27 Price Changed $245,000 RMLS
• 2026-05-04 Listed $250,000 RMLS
• 2003-12-29 Sold (MLS) $63,000 RMLS
• 2003-11-12 Delisted — RMLS
• 2003-10-18 Listed $64,900 RMLS

Property tax history

+4.1%/yr

Latest (2025): $1,643 · +1.3% YoY. Source: county tax records.