4475 Daisy St · Springfield, OR 97478

$49,500

3 bd · 2.0 ba · 1,008 sqft · Manufactured · 44 Days on market

Built 1979 ↓ 1% 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 +7.5/15.0
• 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

Check out this well maintained 2 bed, 1 bath home in a all age park. Close to shopping, dining & schools. Space rent includes water & sewer. Don't wait. Come make this your home.

Key facts

• Flooring
• Paint
• Bathroom updates

Tags

• PARTIAL INTERIOR UPDATES
• FLOORING
• PAINT
• BATHROOM UPDATES

Property features AI

Finance

• Other: Property listed as residential, resale; Main level living area approximately 1,008
• HOA & community: Located in Country Manor Mobile Home Park; Park is not a senior-only community; Monthly lot rent of $1,079; Land lease in place (expires June 29, 2026)

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electric service (fuel: electricity)
• Home design: Manufactured home in park; Single-story (main level living); Broadmore manufactured home; Built in 1979; No notable view
• Construction: Metal siding; Membrane roof; Manufactured home construction; Unit dimensions approximately 66' x 14'
• Exterior features: Covered deck and deck; Tool shed; Yard; Level lot; Paved road access

Interior

• Kitchen: Free-standing range; Kitchen open to living/dining area
• Bedrooms: Primary bedroom with closet and en-suite features (main level); Second bedroom (main level); Third bedroom (main level)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: No heating system listed; No cooling system listed; Electric water heater
• Interior features: Laundry hookup available; Laminate flooring throughout; Aluminum and vinyl window frames
• Laundry & utility: Laundry hookup available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

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 $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.8% 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: Maple Elementary School (math 15% / reading 30%, grade F, #343 of 412 statewide, top 83%, 255 students, 72% FRL); Agnes Stewart Middle School (math 16% / reading 36%, grade F, #101 of 128 statewide, top 80%, 513 students, 63% 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 (+3.4%/yr); 263 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $342 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 + 3.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $50k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.78% ✓
• Cap rate: 33.84%
• Cash-on-cash: 98.39%
• DSCR: 5.38
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $294,336
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4475 Daisy St	0.00mi	3/2.0	1,008 (0%)	2mo	$41,500	$41	99
463 S 46th St	0.20mi	2/2.0 (-1)	975 (-3%)	14mo	$285,000	$292	68

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: 99.8%
• Equity multiple: 5.70×
• Total profit: $65,105
• Equity at exit: $7,381

10-year hold

• IRR: —
• Equity multiple: 12.04×
• Total profit: $152,977
• Equity at exit: $4,280

Cash invested: $13,860 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,136

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 34%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4173 Glacier View Dr Springfield, OR	3.0	2.5	1250	$2,175	$1.74	13d	1	0.32mi
339 S 42nd St Unit 317 Springfield, OR	3.0	2.5	1444	$1,895	$1.31	13d	1	0.34mi
274 S 47th St Unit B Springfield, OR	2.0	1.0	940	$1,150	$1.22	21d	1	0.35mi
617 S 41st Ct Unit 610 Springfield, OR	3.0	2.5	1500	$2,050	$1.37	13d	1	0.40mi
617 S 41st Ct Unit 606 Springfield, OR	3.0	2.5	1500	$2,100	$1.40	13d	1	0.40mi
4885 Aster St Springfield, OR	2.0	1.5	1000	$1,734	$1.73	13d	18	0.50mi
4830 Elderberry Loop Springfield, OR	2.0	1.0	950	$1,595	$1.68	43d	1	0.50mi
4800 B St Springfield, OR	2.0	2.0	968	$1,662	$1.72	13d	1	0.67mi
219 S 40th St Unit 221s40th Springfield, OR	3.0	1.5	1042	$1,645	$1.58	13d	1	0.69mi
4086 B St Springfield, OR	2.0–3.0	1.0–2.0	901	$2,100	$2.33	13d	6	0.74mi
403 S 37th Pl Springfield, OR	3.0	1.0	980	$1,995	$2.04	21d	1	0.81mi
3785 Main St Springfield, OR	2.0	1.0	850	$1,645	$1.94	21d	1	0.84mi
5040 E St #1 Springfield, OR	3.0	1.0	1000	$1,895	$1.90	13d	1	0.99mi
5040 E St #12 Springfield, OR	3.0	1.0	912	$1,895	$2.08	43d	1	0.99mi
5040 E St #21 Springfield, OR	3.0	1.0	1000	$1,795	$1.79	13d	1	0.99mi
176 S 53rd St Unit 04 Springfield, OR	2.0	1.5	971	$1,250	$1.29	43d	1	1.00mi
5312 Main St Unit 14 Springfield, OR	2.0	1.0	780	$1,199	$1.54	43d	1	1.07mi
5312 Main St Unit 13 Springfield, OR	2.0	1.0	780	$1,299	$1.67	43d	1	1.08mi
317 30th St Springfield, OR	2.0–3.0	2.0	1200	$2,405	$2.00	13d	19	1.38mi
1012 53rd St Springfield, OR	3.0	2.0	1249	$2,195	$1.76	13d	1	1.45mi

Listing history 11 events

1. 2026-04-16
   status Pending
2. 2026-04-12
   price $49,500
3. 2026-04-02
   price $52,000
4. 2026-03-16
   price $55,000
5. 2026-03-11
   price $58,000
6. 2026-03-02
   listed $60,000 Active
7. 2023-12-22
   soldstatus $30,000 Closed 190-char remark

   Show marketing remark (190 chars)

   Check out this well maintained 2 bed, 1 bath home in a all age park. Close to shopping, dining & schools. Space rent includes water & sewer. Don't wait. Come make this your home.

8. 2023-12-05
   status Pending 190-char remark

   Show marketing remark (190 chars)

   Check out this well maintained 2 bed, 1 bath home in a all age park. Close to shopping, dining & schools. Space rent includes water & sewer. Don't wait. Come make this your home.

9. 2023-11-15
   listed $30,000 Active 190-char remark

   Show marketing remark (190 chars)

   Check out this well maintained 2 bed, 1 bath home in a all age park. Close to shopping, dining & schools. Space rent includes water & sewer. Don't wait. Come make this your home.

10. 2022-07-08
    soldstatus $50,000
11. 2022-06-27
    listed $50,000

ⓘ 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 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 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,458
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$1,440
• Taxable income: $13,662
• Est. tax owed @ 24.0%: −$3,279
• After-tax cash flow: $10,358/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

-1.0% since first listed

11 events — show timeline

• 2026-04-16 Pending — RMLS
• 2026-04-12 Price Changed $49,500 RMLS
• 2026-04-02 Price Changed $52,000 RMLS
• 2026-03-16 Price Changed $55,000 RMLS
• 2026-03-11 Price Changed $58,000 RMLS
• 2026-03-02 Listed $60,000 RMLS
• 2023-12-22 Sold (MLS) $30,000 RMLS
• 2023-12-05 Pending — RMLS
• 2023-11-15 Listed $30,000 RMLS
• 2022-07-08 Sold (MLS) $50,000 RMLS
• 2022-06-27 Listed $50,000 RMLS