496 Scotts Glen Dr · Springfield, OR 97477

$126,500

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 43 Days on market

Built 1990 $98/sqft · 5% above area Est $124k · at est. ↓ 6% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +6.8/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a home with personality? This 3-bedroom, 2-bath, 1,344 sq ft manufactured home on rented land is ready for its next chapter—and maybe a fresh coat of matching paint while you’re at it. Currently rocking a bold “two-tone exterior, ” it’s basically ahead of the design curve… or at least not afraid to stand out. Inside, you’ll find a spacious layout that’s presently showcasing a full collection of “life in progress” décor (a. k. a. lots of stuff), so bring your imagination—and maybe your ability to see through a little creative clutter. Beneath it all, there’s solid potential waiting to shine. The home

Key facts

• Garage
• Built 1990
• Listed 43 days

Property features AI

Finance

• Other: Lot size range: under 3,000 sq ft; Parcel number 4181309
• HOA & community: Located in Lochaven LLC park; Land lease in effect (monthly lot rent); Land lease monthly rent of $826; Land lease expires October 13, 2026; Not a senior community

Exterior

• Parking: Carport; Driveway (1 parking space total)
• Utilities: Electricity; Public water; Public sewer
• Home design: Manufactured home in park; Residential property; Single-story (main living on one level); Fixer condition; No view
• Construction: Built in 1990; Pillar/post/pier foundation; Manufacturer: Redman; Unit dimensions approximately 48' x 27'
• Exterior features: Wood siding; Shingle roof; Paved road access

Interior

• Kitchen: Free-standing range; Kitchen (Main level)
• Bedrooms: Primary bedroom (Main level); 2nd bedroom (Main level); 3rd bedroom (Main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No cooling
• Interior features: Crawl space basement; Dining room; Family room; Great room; Living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $126k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Guy Lee Elementary School (math 15% / reading 15%, grade F, #392 of 412 statewide, top 96%, 347 students, 62% FRL); Hamlin Middle School (math 15% / reading 35%, grade F, #104 of 128 statewide, top 83%, 571 students, 64% FRL); Springfield High School (math 30% / reading 54%, grade F, #64 of 143 statewide, top 46%, 1,317 students, 65% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 163 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 33% of the median local income ($66k/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 $875 of loan paydown is wiped out by about $4k 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 + 4.8% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,705 (3.0% 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 3% 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 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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.18%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $124,500
• List price: $126,500
• Delta: 1.61%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 Lochaven Ave	0.04mi	3/2.0	1,296 (0%)	2mo	$157,000	$121	96
2150 Laura St #202	0.16mi	3/2.0	1,296 (0%)	0mo	$81,500	$63	92
475 Lochaven Ave	0.03mi	3/2.0	1,296 (0%)	14mo	$150,000	$116	87
898 Lochaven Ave	0.31mi	3/2.0	1,296 (0%)	2mo	$150,000	$116	84
328 Scotts Glen Dr	0.17mi	3/2.0	1,323 (+2%)	7mo	$345,000	$261	82
484 Scotts Glen Dr	0.01mi	3/2.0	1,404 (+8%)	4mo	$150,000	$107	82
1120 W Fairview Dr #3	0.42mi	3/2.0	1,232 (-5%)	4mo	$99,000	$80	69
595 Lochaven Ave	0.08mi	3/2.0	1,414 (+9%)	16mo	$199,800	$141	67
2150 Laura St #222	0.16mi	3/2.0	1,404 (+8%)	14mo	$68,000	$48	67
2150 Laura St #213	0.16mi	2/2.0 (-1)	1,188 (-8%)	12mo	$74,000	$62	64
708 Lochaven Ave	0.19mi	2/2.0 (-1)	1,188 (-8%)	16mo	$105,000	$88	59
361 Scotts Glen Dr	0.15mi	2/2.0 (-1)	1,120 (-14%)	17mo	$140,000	$125	52

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.64×
• Total profit: $22,637
• Equity at exit: $18,862

10-year hold

• IRR: 25.5%
• Equity multiple: 3.40×
• Total profit: $85,119
• Equity at exit: $10,937

Cash invested: $35,420 (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 97477

• Rents YoY: 4.8%
• Active inventory: 163
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$663
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $625

Break-even live

Break-even rent $1,010

Max offer price $126,500

Occupancy floor 60%

Sensitivity live

Price	-10% $697	-5% $661	+0% $625	+5% $589	+10% $554
Rent	-10% $483	-5% $554	+0% $625	+5% $696	+10% $767
Rate	-1.0pp $689	-0.5pp $657	base $625	+0.5pp $592	+1.0pp $559

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: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
636 W Quinalt St Springfield, OR	3.0	1.5	1045	$1,595	$1.53	44d	1	0.25mi
668 W Quinalt St Springfield, OR	3.0	1.5	1100	$1,695	$1.54	44d	1	0.26mi
2220 Shadylane Dr Springfield, OR	2.0	1.5	860	$1,730	$2.01	22d	4	0.35mi
956 W Olympic St Springfield, OR	3.0	2.0	1212	$2,200	$1.82	14d	1	0.46mi
2609 S Cloverleaf Loop Unit 2609 Springfield, OR	3.0	1.5	1500	$1,975	$1.32	14d	1	0.49mi
2555 Gateway St Springfield, OR	2.0	1.0	682	$1,649	$2.42	22d	14	0.54mi
506 W Centennial Blvd Springfield, OR	1.0–3.0	1.0–2.0	1182	$1,699	$1.44	22d	3	0.57mi
506 W Centennial Blvd Springfield, OR	2.0	1.0	885	$1,684	$1.90	14d	4	0.57mi
243 R St Springfield, OR	1.0–3.0	1.0–2.5	867	$1,649	$1.90	44d	6	0.59mi
859 W M St Springfield, OR	4.0	1.0	1504	$1,700	$1.13	44d	1	0.59mi
175 G St Unit C Springfield, OR	3.0	1.0	975	$1,450	$1.49	44d	1	1.05mi
700 1st St Unit 18 Springfield, OR	2.0	1.0	900	$1,350	$1.50	14d	1	1.09mi
562 Kelly Blvd Springfield, OR	4.0	1.0	1500	$1,995	$1.33	44d	1	1.11mi
3440 Westward Ho Ave Unit 3440 Eugene, OR	2.0	1.0	950	$1,995	$2.10	44d	1	1.21mi
1217 R St #5 Springfield, OR	2.0	1.0	900	$1,395	$1.55	22d	1	1.30mi
3450 McKenna Dr Eugene, OR	1.0–2.0	1.0–2.0	1125	$1,720	$1.53	14d	5	1.30mi
430 Pioneer Pkwy W Unit 432 Springfield, OR	2.0	1.5	1100	$1,795	$1.63	44d	1	1.30mi
375 Marche Chase Dr Eugene, OR	1.0–2.0	1.0–2.0	896	$1,960	$2.19	14d	8	1.31mi
1253 R St Unit 4 Springfield, OR	2.0	1.5	1000	$1,295	$1.29	44d	1	1.32mi
754 Leigh St Eugene, OR	2.0	1.0	950	$1,395	$1.47	14d	1	1.37mi
3225 Kinsrow Ave Eugene, OR	1.0–4.0	1.0–2.5	1009	$2,467	$2.44	22d	10	1.42mi
3120 Van Ave Eugene, OR	2.0	1.5	1104	$1,695	$1.54	14d	4	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $126,500 Active 43 DOM
2. 2026-06-17
   days on market $126,500 Active 42 DOM
3. 2026-06-16
   days on market $126,500 Active 41 DOM
4. 2026-06-15
   days on market $126,500 Active 40 DOM
5. 2026-06-14
   days on market $126,500 Active 38 DOM
6. 2026-06-10
   days on market $126,500 Active 35 DOM
7. 2026-06-09
   days on market $126,500 Active 34 DOM
8. 2026-06-08
   days on market $126,500 Active 33 DOM
9. 2026-06-07
   days on market $126,500 Active 32 DOM
10. 2026-06-03
    days on market $126,500 Active 28 DOM
11. 2026-06-02
    days on market $126,500 Active 27 DOM
12. 2026-06-01
    days on market $126,500 Active 26 DOM
13. 2026-05-31
    days on market $126,500 Active 25 DOM
14. 2026-05-30
    days on market $126,500 Active 24 DOM
15. 2026-05-06
    listed $135,000 Active 1148-char remark

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: +$248/yr (+$21/mo · 25.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 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 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,612
• − Mortgage interest: −$7,086
• − Property taxes: −$979
• − Insurance: −$632
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$3,680
• Taxable income: $5,777
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $6,115/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): 37,534
• Household income: $65,662
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1817.0

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% Hispanic / Latino 13% Two or more races 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Portuguese 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -489.08%
• Current HPI: 299.6863
• Rent YoY: ▲ 4.81%
• 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

-6.3% since first listed

2 events — show timeline

• 2026-05-23 Price Changed $126,500 RMLS
• 2026-05-06 Listed $135,000 RMLS

Property tax history

+5.9%/yr

Latest (2025): $979 · +1.6% YoY. Source: county tax records.