4660 Franklin Blvd · Springfield, OR 97403

$45,000

2 bd · 1.0 ba · 520 sqft · Manufactured public records · 10 Days on market

Built 1992 Est $75k · 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Manufacture home for sale. Has two bedrooms and 1 full bathroom. Also included -garage -stackable washer and dryer -fridge -stove -designated parking spot. It & acirc; & euro; & trade; s located in perfect location if you like to travel to both springfield and eugene. The I-5 is only 3 minutes away. Also has bus stops very close by. Kids would go to the 4J district. If interest you would have to complete an application for the park management. The space rent is $750.00 per month. It includes septic water and trash. Electric would be an additional cost and it depends on your usage. Contact today to set a time to tour.

Key facts

• Built 1992
• Listed 10 days

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$74,880) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 26.1% 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+.
• 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.
• Market conditions: Rents rising (+4.0%/yr); 79 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/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 $311 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 + 4.0% rent growth), your $13k cash investment doubles in ~2 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: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

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: 2.97% ✓
• Cap rate: 26.13%
• Cash-on-cash: 70.83%
• DSCR: 4.15
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $74,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Lexington Ave	0.35mi	1/1.0 (-1)	576 (+11%)	9mo	$83,000	$144	54
1625 Henderson Ave	0.46mi	1/1.0 (-1)	470 (-10%)	9mo	$25,000	$53	50

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 71.5%
• Equity multiple: 4.28×
• Total profit: $41,384
• Equity at exit: $6,710

10-year hold

• IRR: 75.7%
• Equity multiple: 9.14×
• Total profit: $102,502
• Equity at exit: $3,891

Cash invested: $12,600 (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 97403

• Rents YoY: 4.0%
• Active inventory: 79
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $744

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 39%

Sensitivity live

Price	-10% $775	-5% $759	+0% $744	+5% $728	+10% $713
Rent	-10% $638	-5% $691	+0% $744	+5% $796	+10% $849
Rate	-1.0pp $766	-0.5pp $755	base $744	+0.5pp $732	+1.0pp $720

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 4th St Unit 04 Springfield, OR	1.0	1.0	463	$950	$2.05	44d	1	0.80mi
650 Mill St Unit 18 Springfield, OR	2.0	1.0	700	$1,095	$1.56	44d	1	0.85mi
243 F St Unit 20 Springfield, OR	2.0	1.0	720	$1,095	$1.52	22d	1	0.89mi
824 A St Apt 1 Springfield, OR	1.0	1.0	430	$950	$2.21	44d	1	0.90mi
608 4th St Unit 1 Springfield, OR	1.0	1.0	448	$1,499	$3.35	22d	1	0.91mi
844 Mill St Springfield, OR	2.0	1.0	700	$1,295	$1.85	22d	1	0.94mi
844 Mill St Springfield, OR	1.0	1.0	600	$1,095	$1.82	44d	1	0.94mi
844 Mill St Springfield, OR	1.0	1.0	600	$1,095	$1.82	45d	1	0.94mi
745 6th St Springfield, OR	1.0	1.0	710	$1,295	$1.82	22d	1	1.06mi
506 W Centennial Blvd Springfield, OR	1.0–3.0	1.0–2.0	1182	$1,684	$1.42	22d	3	1.36mi

Listing history 9 events

1. 2026-06-18
   days on market $45,000 Active 10 DOM
2. 2026-06-17
   days on market $45,000 Active 9 DOM
3. 2026-06-16
   days on market $45,000 Active 8 DOM
4. 2026-06-15
   days on market $45,000 Active 7 DOM
5. 2026-06-14
   days on market $45,000 Active 5 DOM
6. 2026-06-13
   days on market $45,000 Active 4 DOM
7. 2026-06-10
   days on market $45,000 Active 2 DOM
8. 2026-06-09
   remarks 624-char remark
9. 2026-06-09
   listed $45,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,021
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$1,309
• Taxable income: $8,728
• Est. tax owed @ 24.0%: −$2,095
• After-tax cash flow: $6,830/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 — 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

• County: Lane County · 310,476 people
• City population: 76,907
• Metro: Eugene-Springfield, OR
• Population (ZIP): 15,355
• Household income: $45,417
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1261.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Portuguese 4% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 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: ▼ -268.04%
• Current HPI: 317.6444
• Rent YoY: ▲ 3.95%
• 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

• 2026-06-08 Listed $45,000 FSBO.com

Property tax history

+2.1%/yr

Latest (2022): $82 · +24.5% YoY. Source: county tax records.