658 S 57th St · Springfield, OR 97478

$30,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 20 Days on market

Built 1977 ↓ 5% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

FIRST MONTH SPACE RENT FREE!!!! Large 1440 sq ft,bd, ba. Brand new laminate floors, upgraded energy efficient windows, life-time metal roof, newly installed garbage disposal, newly installed toilets, washer and dryer, 2 refrigerators, pest extermination by "All Natural Pest Elimination" done in 2024, chain link fence with2 gates, new heating and air-conditioning, 2 storage sheds, carport for off-street parking. The location of this gated mobile park is in Springfield Or. and all services are near with easy access to I-5.

Key facts

• Gated community
• Private backyard
• Community amenities

Tags

• GATED COMMUNITY
• PRIVATE BACKYARD
• MATURE APPLE TREE
• COMMUNITY AMENITIES
• RECREATION BUILDING
• SEASONAL SWIMMING POOL

🏷️ Possibly a rental listed for sale. The $30,000 price doesn't fit this home's estimated sale value (~$104,832) 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/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 49.1% 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+.
• 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 (+3.4%/yr); 263 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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.

Risks & watch-outs

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

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 5.40% ✓
• Cap rate: 49.15%
• Cash-on-cash: 153.06%
• DSCR: 7.81
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5660 Daisy St #44	0.07mi	2/1.0	960 (-5%)	10mo	$258,000	$269	77
205 S 54th St #64	0.18mi	2/2.0	924 (-8%)	8mo	$30,000	$32	71
205 S 54th St #115	0.18mi	2/2.0	924 (-8%)	9mo	$39,000	$42	70
621 S 57th Pl	0.22mi	3/2.0 (+1)	936 (-7%)	7mo	$250,000	$267	67
5335 Daisy St #131	0.29mi	2/1.0	924 (-8%)	3mo	$40,000	$43	66
524 S 53rd St	0.36mi	2/2.0	960 (-5%)	16mo	$190,000	$198	62
205 S 54th St #35	0.18mi	2/2.0	880 (-13%)	14mo	$35,500	$40	58
5179 Daisy St	0.44mi	2/2.0	924 (-8%)	9mo	$250,000	$271	58
5335 Daisy St #55	0.29mi	3/2.0 (+1)	1,100 (+9%)	10mo	$114,000	$104	58
5335 Main St #229	0.33mi	2/1.0	896 (-11%)	8mo	$27,650	$31	55
569 S 51st Pl	0.45mi	3/2.0 (+1)	1,152 (+14%)	2mo	$275,000	$239	48
5283 Cynthia Ct	0.38mi	3/1.0 (+1)	1,152 (+14%)	12mo	$95,000	$82	39

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: —
• Equity multiple: 8.62×
• Total profit: $64,023
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 18.42×
• Total profit: $146,286
• Equity at exit: $2,594

Cash invested: $8,400 (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: 263
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $1,071

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 29%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 S 58th St Unit 00136 Springfield, OR	2.0	1.0	1100	$1,600	$1.45	14d	1	0.32mi
5817 Aster St Apt 3 Springfield, OR	2.0	1.5	1000	$1,295	$1.29	14d	1	0.43mi
176 S 53rd St Unit 04 Springfield, OR	2.0	1.5	971	$1,250	$1.29	44d	1	0.43mi
5312 Main St Unit 14 Springfield, OR	2.0	1.0	780	$1,199	$1.54	44d	1	0.49mi
5312 Main St Unit 13 Springfield, OR	2.0	1.0	780	$1,299	$1.67	44d	1	0.49mi
4830 Elderberry Loop Springfield, OR	2.0	1.0	950	$1,595	$1.68	44d	1	0.76mi
4885 Aster St Springfield, OR	2.0	1.5	1000	$1,734	$1.73	14d	18	0.89mi
4800 B St Springfield, OR	2.0	2.0	968	$1,662	$1.72	14d	1	0.99mi
5040 E St #1 Springfield, OR	3.0	1.0	1000	$1,895	$1.90	14d	1	1.03mi
5040 E St #21 Springfield, OR	3.0	1.0	1000	$1,795	$1.79	14d	1	1.03mi
5040 E St #12 Springfield, OR	3.0	1.0	912	$1,895	$2.08	44d	1	1.03mi
1075 56th Pl Springfield, OR	3.0	1.0	904	$1,795	$1.99	44d	1	1.04mi
274 S 47th St Unit B Springfield, OR	2.0	1.0	940	$1,150	$1.22	21d	1	1.08mi
1012 53rd St Springfield, OR	3.0	2.0	1249	$2,195	$1.76	14d	1	1.12mi
5580 High Banks Rd Springfield, OR	2.0	1.0	800	$1,590	$1.99	44d	1	1.16mi
490 67th St Springfield, OR	3.0	2.0	1278	$2,800	$2.19	44d	1	1.36mi
175 S 69th Pl Springfield, OR	3.0	2.0	1400	$2,395	$1.71	14d	1	1.46mi

Listing history 30 events

1. 2026-06-15
   days on market $30,000 Active 20 DOM
2. 2026-06-14
   days on market $30,000 Active 18 DOM
3. 2026-06-10
   days on market $30,000 Active 15 DOM
4. 2026-06-09
   days on market $30,000 Active 14 DOM
5. 2026-06-08
   days on market $30,000 Active 13 DOM
6. 2026-06-07
   days on market $30,000 Active 12 DOM
7. 2026-06-03
   days on market $30,000 Active 8 DOM
8. 2026-06-02
   days on market $30,000 Active 7 DOM
9. 2026-06-01
   days on market $30,000 Active 6 DOM
10. 2026-05-31
    days on market $30,000 Active 5 DOM
11. 2026-05-30
    days on market $30,000 Active 4 DOM
12. 2026-05-26
    listed $30,000 Active
13. 2025-04-18
    soldstatus $49,900 Closed 536-char remark

    Show marketing remark (536 chars)

    FIRST MONTH SPACE RENT FREE!!!! Large 1440 sq ft,bd, ba. Brand new laminate floors, upgraded energy efficient windows, life-time metal roof, newly installed garbage disposal, newly installed toilets, washer and dryer, 2 refrigerators, pest extermination by "All Natural Pest Elimination" done in 2024, chain link fence with2 gates, new heating and air-conditioning, 2 storage sheds, carport for off-street parking. The location of this gated mobile park is in Springfield Or. and all services are near with easy access to I-5.

14. 2025-04-09
    status Pending 536-char remark

    Show marketing remark (536 chars)

    FIRST MONTH SPACE RENT FREE!!!! Large 1440 sq ft,bd, ba. Brand new laminate floors, upgraded energy efficient windows, life-time metal roof, newly installed garbage disposal, newly installed toilets, washer and dryer, 2 refrigerators, pest extermination by "All Natural Pest Elimination" done in 2024, chain link fence with2 gates, new heating and air-conditioning, 2 storage sheds, carport for off-street parking. The location of this gated mobile park is in Springfield Or. and all services are near with easy access to I-5.

15. 2025-01-25
    status Active 536-char remark

    Show marketing remark (536 chars)

    FIRST MONTH SPACE RENT FREE!!!! Large 1440 sq ft,bd, ba. Brand new laminate floors, upgraded energy efficient windows, life-time metal roof, newly installed garbage disposal, newly installed toilets, washer and dryer, 2 refrigerators, pest extermination by "All Natural Pest Elimination" done in 2024, chain link fence with2 gates, new heating and air-conditioning, 2 storage sheds, carport for off-street parking. The location of this gated mobile park is in Springfield Or. and all services are near with easy access to I-5.

16. 2024-10-23
    listed $55,000 Active 536-char remark

    Show marketing remark (536 chars)

    FIRST MONTH SPACE RENT FREE!!!! Large 1440 sq ft,bd, ba. Brand new laminate floors, upgraded energy efficient windows, life-time metal roof, newly installed garbage disposal, newly installed toilets, washer and dryer, 2 refrigerators, pest extermination by "All Natural Pest Elimination" done in 2024, chain link fence with2 gates, new heating and air-conditioning, 2 storage sheds, carport for off-street parking. The location of this gated mobile park is in Springfield Or. and all services are near with easy access to I-5.

17. 2023-02-22
    soldstatus $80,000 Closed 253-char remark

    Show marketing remark (253 chars)

    BOM due to buyers home not selling. Affordable living! Gated and family-owned 55+ park. Well maintained 1990 manufactured home with large living room plus family room in desirable location. Grapes, pear tree, dogwood tree and roses in beautiful yard.

18. 2023-02-09
    status Pending 253-char remark

    Show marketing remark (253 chars)

    BOM due to buyers home not selling. Affordable living! Gated and family-owned 55+ park. Well maintained 1990 manufactured home with large living room plus family room in desirable location. Grapes, pear tree, dogwood tree and roses in beautiful yard.

19. 2023-02-06
    historical Active Under Contract 253-char remark

    Show marketing remark (253 chars)

    BOM due to buyers home not selling. Affordable living! Gated and family-owned 55+ park. Well maintained 1990 manufactured home with large living room plus family room in desirable location. Grapes, pear tree, dogwood tree and roses in beautiful yard.

20. 2023-01-25
    status Active 253-char remark

    Show marketing remark (253 chars)

    BOM due to buyers home not selling. Affordable living! Gated and family-owned 55+ park. Well maintained 1990 manufactured home with large living room plus family room in desirable location. Grapes, pear tree, dogwood tree and roses in beautiful yard.

21. 2023-01-10
    status Pending 253-char remark

    Show marketing remark (253 chars)

    BOM due to buyers home not selling. Affordable living! Gated and family-owned 55+ park. Well maintained 1990 manufactured home with large living room plus family room in desirable location. Grapes, pear tree, dogwood tree and roses in beautiful yard.

22. 2022-12-30
    status Active 253-char remark

    Show marketing remark (253 chars)

    BOM due to buyers home not selling. Affordable living! Gated and family-owned 55+ park. Well maintained 1990 manufactured home with large living room plus family room in desirable location. Grapes, pear tree, dogwood tree and roses in beautiful yard.

23. 2022-12-28
    status Pending 253-char remark

    Show marketing remark (253 chars)

    BOM due to buyers home not selling. Affordable living! Gated and family-owned 55+ park. Well maintained 1990 manufactured home with large living room plus family room in desirable location. Grapes, pear tree, dogwood tree and roses in beautiful yard.

24. 2022-11-29
    listed $80,000 Active 253-char remark

    Show marketing remark (253 chars)

    BOM due to buyers home not selling. Affordable living! Gated and family-owned 55+ park. Well maintained 1990 manufactured home with large living room plus family room in desirable location. Grapes, pear tree, dogwood tree and roses in beautiful yard.

25. 2014-11-19
    soldstatus $34,500 Sold
26. 2014-11-06
    status Pending
27. 2014-09-23
    price $37,000
28. 2014-07-31
    listed $38,500 Active
29. 2001-08-22
    soldstatus $30,500
30. 2001-04-17
    listed $31,500

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 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: $19,424
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$873
• Taxable income: $13,163
• Est. tax owed @ 24.0%: −$3,159
• After-tax cash flow: $9,698/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

-4.8% since first listed

19 events — show timeline

• 2026-05-26 Listed $30,000 FSBO.com
• 2025-04-18 Sold (MLS) $49,900 RMLS
• 2025-04-09 Pending — RMLS
• 2025-01-25 Relisted — RMLS
• 2024-10-23 Listed $55,000 RMLS
• 2023-02-22 Sold (MLS) $80,000 RMLS
• 2023-02-09 Pending — RMLS
• 2023-02-06 Contingent — RMLS
• 2023-01-25 Relisted — RMLS
• 2023-01-10 Pending — RMLS
• 2022-12-30 Relisted — RMLS
• 2022-12-28 Pending — RMLS
• 2022-11-29 Listed $80,000 RMLS
• 2014-11-19 Sold (MLS) $34,500 RMLS
• 2014-11-06 Pending — RMLS
• 2014-09-23 Price Changed $37,000 RMLS
• 2014-07-31 Listed $38,500 RMLS
• 2001-08-22 Sold (MLS) $30,500 RMLS
• 2001-04-17 Listed $31,500 RMLS