4900 Royal Ave #32 · Eugene, OR 97402

$64,995

3 bd · 2.0 ba · 858 sqft · Manufactured public records · 50 Days on market

Built 1986 $76/sqft · 5% above area Est $61k · 6% over ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.7/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

Key facts

• Electric range
• Vinyl floors
• City water

Tags

• DUCTLESS MINI-SPLIT
• VINYL FLOORS
• ELECTRIC RANGE
• PARTIALLY FENCED YARD
• CITY WATER
• CITY SEWER

Property features AI

Finance

• HOA & community: Located in Royal Oaks Mobile Park; Not a senior community; Lot rent charged monthly

Exterior

• Parking: On-street parking
• Utilities: Electric fuel; Public water; Public sewer
• Home design: Manufactured home in park; Residential property; Single-story (main living area); Built in 1986; 850 building area
• Construction: Shingle roof
• Exterior features: T-111 siding

Interior

• Kitchen: Kitchen (appliances: electric hot water)
• Bedrooms: Primary bedroom (Main level); Second bedroom; Third bedroom
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Mini-split cooling
• Interior features: Vinyl flooring
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.1% 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-.
• Bethel SD 52 (urban): math 18% / reading 34% proficiency, ranked #52 of 58 in OR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Willamette High School (math 24% / reading 50%, grade F, #85 of 143 statewide, top 61%, 1,516 students, 35% FRL).
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 40% of the median local income ($58k/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 $449 of loan paydown is wiped out by about $2k 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 + 1.6% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $63,045 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 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. 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: 2.94% ✓
• Cap rate: 27.13%
• Cash-on-cash: 74.43%
• DSCR: 4.31
• GRM: 2.8

CMA / ARV

• ARV (median comp): $61,220
• List price: $64,995
• Delta: 6.17%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4900 Royal Ave	0.00mi	3/2.0	924 (+8%)	9mo	$26,000	$28	80
4900 Royal Ave #13	0.00mi	2/1.0 (-1)	924 (+8%)	0mo	$36,500	$40	78
4900 Royal Ave #56	0.00mi	2/1.0 (-1)	924 (+8%)	5mo	$51,000	$55	74
1199 N Terry St #264	0.39mi	2/1.0 (-1)	840 (-2%)	6mo	$52,000	$62	64
555 N Danebo Ave #36	0.38mi	2/1.0 (-1)	840 (-2%)	9mo	$39,000	$46	62
1199 N Terry St #258	0.39mi	2/1.0 (-1)	924 (+8%)	0mo	$64,900	$70	60
1199 N Terry St #248	0.39mi	2/1.0 (-1)	924 (+8%)	3mo	$71,000	$77	58
4982 Morely Loop	0.43mi	2/1.0 (-1)	925 (+8%)	3mo	$200,000	$216	56
1199 N Terry St	0.44mi	2/1.0 (-1)	924 (+8%)	3mo	$81,000	$88	55
1199 N Terry St #315	0.39mi	2/2.0 (-1)	960 (+12%)	9mo	$75,000	$78	50
1699 N Terry St	0.65mi	2/1.0 (-1)	784 (-9%)	2mo	$45,000	$57	44
1400 Candlelight Dr #226	0.69mi	2/1.0 (-1)	924 (+8%)	2mo	$48,000	$52	44

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 72.7%
• Equity multiple: 4.22×
• Total profit: $58,660
• Equity at exit: $9,691

10-year hold

• IRR: 76.2%
• Equity multiple: 8.30×
• Total profit: $132,873
• Equity at exit: $5,620

Cash invested: $18,199 (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 97402

• Rents YoY: 1.6%
• Active inventory: 297
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$341
• Tax from tax record: −$12 /mo · $143/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,129

Break-even live

Break-even rent $481

Max offer price $64,995

Occupancy floor 36%

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: $16,249
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	43d	1	0.33mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	43d	1	0.63mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	13d	1	0.64mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	43d	1	0.67mi
1190 Taft St Unit 1190 Eugene, OR	3.0	1.0	1116	$1,650	$1.48	21d	1	1.44mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	13d	6	1.46mi

Listing history 20 events

1. 2026-06-19
   status $64,995 Pending 50 DOM
2. 2026-06-18
   days on market $64,995 Active 50 DOM

   Show marketing remark (314 chars)

   Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

3. 2026-06-17
   days on market $64,995 Active 49 DOM
4. 2026-06-16
   days on market $64,995 Active 48 DOM
5. 2026-06-15
   days on market $64,995 Active 47 DOM
6. 2026-06-14
   statusdays on market $64,995 Active 45 DOM
7. 2026-06-09
   status $64,995 Pending 42 DOM
8. 2026-06-08
   days on market $64,995 Active 42 DOM

   Show marketing remark (314 chars)

   Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

9. 2026-06-07
   days on market $64,995 Active 41 DOM
10. 2026-06-03
    days on market $64,995 Active 37 DOM
11. 2026-06-02
    days on market $64,995 Active 36 DOM
12. 2026-06-01
    days on market $64,995 Active 35 DOM
13. 2026-05-31
    days on market $64,995 Active 34 DOM
14. 2026-05-30
    days on market $64,995 Active 33 DOM
15. 2026-05-14
    price $64,995 260-char remark

    Show marketing remark (314 chars)

    Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

16. 2026-05-14
    price $64,995 260-char remark

    Show marketing remark (314 chars)

    Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

17. 2026-05-07
    price $67,000 260-char remark

    Show marketing remark (314 chars)

    Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

18. 2026-05-07
    price $67,000 260-char remark

    Show marketing remark (314 chars)

    Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

19. 2026-04-27
    listed $72,000 Active 260-char remark

    Show marketing remark (314 chars)

    Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

20. 2026-04-27
    listed $72,000 Active 260-char remark

    Show marketing remark (314 chars)

    Accepted Offer with Contingencies. Affordable 3BD/1BA manufactured home in Royal Oaks Mobile Park! All age park, 850 sq ft Fleetwood with ductless mini-split, easy-care vinyl floors, electric range, shed, and partially fenced yard. City water/sewer. Great value at $72K—space rent starts at $850 + utilities.

ⓘ 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: $143 · $12/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$487/yr (+$41/mo · 340.9%)

ⓘ 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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,917
• − Mortgage interest: −$3,641
• − Property taxes: −$143
• − Insurance: −$325
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$1,891
• Taxable income: $13,251
• Est. tax owed @ 24.0%: −$3,180
• After-tax cash flow: $10,366/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: Bethel SD 52
• NCES district ID: 4102040
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $47,860
• Composite: 22.62/100
• National rank: #8066
• State rank: #52 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): 53,823
• Household income: $57,658
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 3142.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 11% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -437.20%
• Current HPI: 298.1167
• Rent YoY: ▲ 1.58%
• 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

-9.7% since first listed

12 events — show timeline

• 2026-06-18 Contingent — WVMLS
• 2026-06-18 Pending — RMLS
• 2026-06-10 Relisted — RMLS
• 2026-06-10 Relisted — WVMLS
• 2026-06-08 Pending — RMLS
• 2026-06-08 Contingent — WVMLS
• 2026-05-14 Price Changed $64,995 WVMLS
• 2026-05-14 Price Changed $64,995 RMLS
• 2026-05-07 Price Changed $67,000 WVMLS
• 2026-05-07 Price Changed $67,000 RMLS
• 2026-04-27 Listed $72,000 RMLS
• 2026-04-27 Listed $72,000 WVMLS

Property tax history

+1.4%/yr

Latest (2016): $143 · -11.2% YoY. Source: county tax records.