640 W 15th Ave, Eugene, OR 97402

The good: The location. Right in the heart of downtown Eugene, the lot is close to everything. Grocery stores less than a mile away east and west. Just off Jefferson, it's possible to get just about anywhere in town very quickly. The even better: Despite being right downtown, this is a large, spacious lot at almost 9000 square feet. Located right next to Jefferson City Park and the Fairgrounds, there's a lovely view, and no neighbors one side. All the benefits of a corner lot, with none of the downsides. This is the only address on the 600 block of West 15th. So the street tends to be very quiet 51 weeks out of the year. The only downside to the location is the heavy traffic during the Lane County Fair, but even then there are mitigating factors like free fair tickets, and selling parking. The unfortunate: This is a manufactured home built just prior to 1976. This means it will be all but impossible to get a loan on. Any sale will have to be for cash. The best use for this property would be to develop it. A person might ask, why would I want to develop a property with an existing structure? Why not start with an empty lot? The answer is, developing this lot would be much cheaper. Many of the most expensive fees surrounding development of a lot are already covered when there’s an existing structure. Water, power, wastewater, stormwater, access for a driveway, even natural gas, all are already in place, and updated within the last seven years. The manufactured home doesn’t even necessarily need to be torn down, you could get a trip permit, put wheels under it, and just haul it off. And while the home is old, and difficult to finance, it is in good shape. You could get some use out of it while planning development. TLDR: buy my place, get rid of the manufactured home, and build your dream-house. Close to everything, but on a quiet street, with plenty of space, tons of parking, and a lovely view.