5335 Daisy St #71 · Springfield, OR 97478

$165,000

4 bd · 2.0 ba · 1,378 sqft · Manufactured public records · 10 Days on market

Built 1989 Est $314k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Granada Estates, an all-ages community where this beautifully updated 4-bedroom, 2-bath home offers space, comfort, and flexibility for the way people live today. Step inside to a bright open floor plan with vaulted ceilings in the living room and main bedroom, giving the home an airy and inviting feel. The fully updated kitchen and bathrooms bring a fresh, polished finish, making this home truly move-in ready. The four-bedroom layout gives you options. There is room for family, guests, a home office, creative space, or extended living. Whether you need privacy, flexibility, or just more breathing room, this home delivers practical space without feeling crowded. Outside, the prop

Key facts

• Tool shed
• Established garden
• Updated bathrooms

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• COVERED OUTDOOR AREA
• ESTABLISHED GARDEN
• TOOL SHED
• WORKSHOP

Property features AI

Finance

• Other: Property is resale; Main level living area reported as 1,378 (unit in park)
• Financial info: Lot rent (monthly)
• HOA & community: Community amenities include basketball court, party room, pool, and recreation facilities; Land lease in effect (land lease expires November 30, 2027); Lot rent charged monthly

Exterior

• Parking: Covered parking; Driveway; Carport
• Utilities: Electric fuel; Community water; Community sewer; Cable internet available
• Home design: Manufactured home in a park; Residential property; Single‑story (main living on one level); Built in 1989; No notable view; Skirting foundation
• Construction: Composition roof; T‑111 siding; Frame construction for outbuilding; Skirting foundation; Year built: 1989
• Exterior features: Patio; Tool shed; Workshop (12 x 12, frame construction with T‑111 siding, fiberglass roof); Yard; Level lot

Interior

• Kitchen: Dishwasher; Free‑standing refrigerator; Pantry
• Bedrooms: Primary bedroom (main level, ~15 x 13); Second bedroom (main level, ~12 x 8); Third bedroom (main level, ~12 x 7); Fourth bedroom (main level, ~12 x 7)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Wall cooling unit(s)
• Interior features: Ceiling fan(s); Laundry area; Vinyl window frames; Basement (other)
• Laundry & utility: Laundry area; Electric hot water

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 11.5% 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); Thurston High School (math 22% / reading 52%, grade F, #85 of 143 statewide, top 61%, 1,277 students, 65% FRL).
• Market conditions: Rents rising (+3.4%/yr); 270 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 + 3.4% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

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 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?
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: 1.32% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $314,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5254 Forsythia Dr	0.08mi	3/2.0 (-1)	1,440 (+4%)	3mo	$286,000	$199	81
658 S 57th St #81	0.28mi	3/2.0 (-1)	1,344 (-2%)	4mo	$57,000	$42	74
5256 Daisy St	0.16mi	3/2.0 (-1)	1,344 (-2%)	15mo	$353,000	$263	71
5660 Daisy St #34	0.35mi	3/2.0 (-1)	1,394 (+1%)	10mo	$337,147	$242	68
5660 Daisy St #69	0.35mi	3/2.0 (-1)	1,296 (-6%)	4mo	$295,000	$228	66
205 S 54th St #37	0.28mi	3/2.0 (-1)	1,488 (+8%)	7mo	$57,500	$39	63
5660 Daisy St #4	0.35mi	3/2.0 (-1)	1,325 (-4%)	14mo	$299,000	$226	60
5335 S Main St #155	0.28mi	3/2.0 (-1)	1,188 (-14%)	8mo	$54,000	$45	52
5335 Main St #214	0.28mi	3/2.0 (-1)	1,188 (-14%)	8mo	$74,500	$63	52
5089 D St	0.72mi	3/2.0 (-1)	1,456 (+6%)	2mo	$349,000	$240	50
1281 S 57th Pl	0.63mi	3/2.0 (-1)	1,512 (+10%)	0mo	$376,100	$249	50
4675 Union Ter	0.75mi	3/2.0 (-1)	1,458 (+6%)	12mo	$386,000	$265	40

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: 10.5%
• Equity multiple: 1.42×
• Total profit: $19,319
• Equity at exit: $24,602

10-year hold

• IRR: 19.9%
• Equity multiple: 2.70×
• Total profit: $78,364
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$865
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $711

Break-even live

Break-even rent $1,273

Max offer price $165,000

Occupancy floor 62%

Sensitivity live

Price	-10% $804	-5% $758	+0% $711	+5% $664	+10% $617
Rent	-10% $539	-5% $625	+0% $711	+5% $797	+10% $882
Rate	-1.0pp $794	-0.5pp $753	base $711	+0.5pp $668	+1.0pp $625

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5040 E St #12 Springfield, OR	3.0	1.0	912	$1,895	$2.08	45d	1	0.87mi
5040 E St #21 Springfield, OR	3.0	1.0	1000	$1,795	$1.79	15d	1	0.87mi
5040 E St #1 Springfield, OR	3.0	1.0	1000	$1,895	$1.90	15d	1	0.87mi
1012 53rd St Springfield, OR	3.0	2.0	1249	$2,195	$1.76	15d	1	1.08mi
1152 S 43rd Pl Springfield, OR	3.0	2.5	1539	$2,595	$1.69	15d	1	1.10mi
1075 56th Pl Springfield, OR	3.0	1.0	904	$1,795	$1.99	45d	1	1.12mi
339 S 42nd St Unit 317 Springfield, OR	3.0	2.5	1444	$1,895	$1.31	15d	1	1.23mi
4173 Glacier View Dr Springfield, OR	3.0	2.5	1250	$2,175	$1.74	15d	1	1.25mi
617 S 41st Ct Unit 610 Springfield, OR	3.0	2.5	1500	$2,050	$1.37	15d	1	1.34mi
617 S 41st Ct Unit 606 Springfield, OR	3.0	2.5	1500	$2,100	$1.40	15d	1	1.34mi

Listing history 7 events

1. 2026-06-22
   days on market $165,000 Active 10 DOM
2. 2026-06-18
   days on market $165,000 Active 7 DOM
3. 2026-06-17
   days on market $165,000 Active 6 DOM
4. 2026-06-16
   days on market $165,000 Active 5 DOM
5. 2026-06-15
   days on market $165,000 Active 4 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $165,000 Active 2 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: $859 · $72/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$742/yr (+$62/mo · 86.4%)

ⓘ 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 · 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: $26,072
• − Mortgage interest: −$9,243
• − Property taxes: −$859
• − Insurance: −$825
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$4,800
• Taxable income: $6,174
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $7,048/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

1 event — show timeline

• 2026-06-11 Listed $165,000 RMLS

Property tax history

+20.6%/yr

Latest (2025): $859 · +1.6% YoY. Source: county tax records.