1699 N Terry St #43 · Eugene, OR 97402

$125,000

3 bd · 2.0 ba · 1,480 sqft · Manufactured public records · 6 Days on market

Built 1990 $84/sqft · at area comps Est $126k · at est. ↓ 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 +7.8/15.0
• 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

Welcome to Unit 43 in beautiful Woodland Park Estates. An all ages community in West Eugene providing homeowners a wide range of amenities. Space rent is $875/month and includes access to a secured entry gate, clubhouse with kitchen, gym, meeting and recreation spaces, pool, spa, walking paths, and park areas. Unit 43 is a special home that has been meticulously maintained by its original owner of 36 years. Boasting a fantastic floorplan with 2 large bedrooms, plus a den or optional 3rd bedroom, 2 full bathrooms, perfect useable kitchen with vinyl floors & custom solid wood cabinets with tons of counter workspace. Brand new carpets and cozy laminate flooring that add to the warm and inviting feel of the home. Large updated vinyl windows allow for abundant natural light throughout and custom window coverings add functionality and charm throughout the home. The sunroom/workshop addition at the back expands your usable space, ideal for hobbies, storage, or a quiet retreat. Outside, garden beds and established 34-year-old blueberry bushes offer a unique and enjoyable outdoor setting.

Key facts

• Secured entry gate
• Spa
• Gym

Tags

• SECURED ENTRY GATE
• CLUBHOUSE WITH KITCHEN
• GYM
• MEETING AND RECREATION SPACES
• POOL
• SPA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 15.0% 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.
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• At $2,164/mo this rent would consume 45% of the median local household income ($58k/yr) (locally 3142% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 + 1.6% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.73% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.01%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $125,892
• List price: $125,000
• Delta: -0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1699 N Terry St #43	0.00mi	3/2.0	1,480 (0%)	0mo	$125,000	$84	100
1699 N Terry St #379	0.00mi	3/2.0	1,458 (-2%)	2mo	$145,000	$99	96
1699 N Terry St #142	0.00mi	3/2.0	1,482 (+0%)	6mo	$110,000	$74	95
1699 N Terry St #152	0.00mi	2/2.0 (-1)	1,496 (+1%)	5mo	$123,000	$82	89
1699 N Terry St #225	0.00mi	3/2.0	1,376 (-7%)	5mo	$151,500	$110	84
1699 N Terry St #244	0.00mi	3/2.0	1,352 (-9%)	4mo	$195,000	$144	82
5330 Elk Ridge Dr	0.27mi	4/2.0 (+1)	1,560 (+5%)	6mo	$365,000	$234	68
1199 N Terry St #195	0.46mi	3/2.0	1,530 (+3%)	7mo	$120,000	$78	67
5268 Olympic Cir	0.25mi	3/2.0	1,283 (-13%)	3mo	$333,500	$260	64
1400 Candlelight Dr	0.26mi	3/2.0	1,296 (-12%)	7mo	$165,000	$127	61
1199 N Terry St #137	0.46mi	3/2.0	1,296 (-12%)	3mo	$133,000	$103	55
1199 N Terry St #302	0.46mi	2/2.0 (-1)	1,344 (-9%)	7mo	$85,000	$63	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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.86×
• Total profit: $30,113
• Equity at exit: $18,638

10-year hold

• IRR: 28.6%
• Equity multiple: 3.37×
• Total profit: $82,952
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$656
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $838

Break-even live

Break-even rent $1,103

Max offer price $125,000

Occupancy floor 56%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	13d	1	0.35mi
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	0.36mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	43d	1	0.47mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.47mi
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	21d	1	0.55mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	43d	1	0.55mi
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	43d	1	0.64mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	13d	1	0.94mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	13d	6	1.05mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	43d	1	1.13mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	13d	24	1.15mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	43d	1	1.31mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	13d	2	1.44mi

Listing history 5 events

1. 2026-05-18
   status Pending 1100-char remark

   Show marketing remark (1100 chars)

   Welcome to Unit 43 in beautiful Woodland Park Estates. An all ages community in West Eugene providing homeowners a wide range of amenities. Space rent is $875/month and includes access to a secured entry gate, clubhouse with kitchen, gym, meeting and recreation spaces, pool, spa, walking paths, and park areas. Unit 43 is a special home that has been meticulously maintained by its original owner of 36 years. Boasting a fantastic floorplan with 2 large bedrooms, plus a den or optional 3rd bedroom, 2 full bathrooms, perfect useable kitchen with vinyl floors & custom solid wood cabinets with tons of counter workspace. Brand new carpets and cozy laminate flooring that add to the warm and inviting feel of the home. Large updated vinyl windows allow for abundant natural light throughout and custom window coverings add functionality and charm throughout the home. The sunroom/workshop addition at the back expands your usable space, ideal for hobbies, storage, or a quiet retreat. Outside, garden beds and established 34-year-old blueberry bushes offer a unique and enjoyable outdoor setting.

2. 2026-05-14
   status Active 1100-char remark

   Show marketing remark (1100 chars)

   Welcome to Unit 43 in beautiful Woodland Park Estates. An all ages community in West Eugene providing homeowners a wide range of amenities. Space rent is $875/month and includes access to a secured entry gate, clubhouse with kitchen, gym, meeting and recreation spaces, pool, spa, walking paths, and park areas. Unit 43 is a special home that has been meticulously maintained by its original owner of 36 years. Boasting a fantastic floorplan with 2 large bedrooms, plus a den or optional 3rd bedroom, 2 full bathrooms, perfect useable kitchen with vinyl floors & custom solid wood cabinets with tons of counter workspace. Brand new carpets and cozy laminate flooring that add to the warm and inviting feel of the home. Large updated vinyl windows allow for abundant natural light throughout and custom window coverings add functionality and charm throughout the home. The sunroom/workshop addition at the back expands your usable space, ideal for hobbies, storage, or a quiet retreat. Outside, garden beds and established 34-year-old blueberry bushes offer a unique and enjoyable outdoor setting.

3. 2026-05-14
   price $125,000 1100-char remark

   Show marketing remark (1100 chars)

   Welcome to Unit 43 in beautiful Woodland Park Estates. An all ages community in West Eugene providing homeowners a wide range of amenities. Space rent is $875/month and includes access to a secured entry gate, clubhouse with kitchen, gym, meeting and recreation spaces, pool, spa, walking paths, and park areas. Unit 43 is a special home that has been meticulously maintained by its original owner of 36 years. Boasting a fantastic floorplan with 2 large bedrooms, plus a den or optional 3rd bedroom, 2 full bathrooms, perfect useable kitchen with vinyl floors & custom solid wood cabinets with tons of counter workspace. Brand new carpets and cozy laminate flooring that add to the warm and inviting feel of the home. Large updated vinyl windows allow for abundant natural light throughout and custom window coverings add functionality and charm throughout the home. The sunroom/workshop addition at the back expands your usable space, ideal for hobbies, storage, or a quiet retreat. Outside, garden beds and established 34-year-old blueberry bushes offer a unique and enjoyable outdoor setting.

4. 2026-04-09
   status Pending 1100-char remark

   Show marketing remark (1100 chars)

   Welcome to Unit 43 in beautiful Woodland Park Estates. An all ages community in West Eugene providing homeowners a wide range of amenities. Space rent is $875/month and includes access to a secured entry gate, clubhouse with kitchen, gym, meeting and recreation spaces, pool, spa, walking paths, and park areas. Unit 43 is a special home that has been meticulously maintained by its original owner of 36 years. Boasting a fantastic floorplan with 2 large bedrooms, plus a den or optional 3rd bedroom, 2 full bathrooms, perfect useable kitchen with vinyl floors & custom solid wood cabinets with tons of counter workspace. Brand new carpets and cozy laminate flooring that add to the warm and inviting feel of the home. Large updated vinyl windows allow for abundant natural light throughout and custom window coverings add functionality and charm throughout the home. The sunroom/workshop addition at the back expands your usable space, ideal for hobbies, storage, or a quiet retreat. Outside, garden beds and established 34-year-old blueberry bushes offer a unique and enjoyable outdoor setting.

5. 2026-04-07
   listed $138,500 Active 1100-char remark

   Show marketing remark (1100 chars)

   Welcome to Unit 43 in beautiful Woodland Park Estates. An all ages community in West Eugene providing homeowners a wide range of amenities. Space rent is $875/month and includes access to a secured entry gate, clubhouse with kitchen, gym, meeting and recreation spaces, pool, spa, walking paths, and park areas. Unit 43 is a special home that has been meticulously maintained by its original owner of 36 years. Boasting a fantastic floorplan with 2 large bedrooms, plus a den or optional 3rd bedroom, 2 full bathrooms, perfect useable kitchen with vinyl floors & custom solid wood cabinets with tons of counter workspace. Brand new carpets and cozy laminate flooring that add to the warm and inviting feel of the home. Large updated vinyl windows allow for abundant natural light throughout and custom window coverings add functionality and charm throughout the home. The sunroom/workshop addition at the back expands your usable space, ideal for hobbies, storage, or a quiet retreat. Outside, garden beds and established 34-year-old blueberry bushes offer a unique and enjoyable outdoor setting.

ⓘ 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: $1,164 · $97/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$48/yr (+$4/mo · 4.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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: $25,962
• − Mortgage interest: −$7,002
• − Property taxes: −$1,164
• − Insurance: −$1,422
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$3,636
• Taxable income: $8,583
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $7,997/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

5 events — show timeline

• 2026-05-18 Pending — RMLS
• 2026-05-14 Relisted — RMLS
• 2026-05-14 Price Changed $125,000 RMLS
• 2026-04-09 Pending — RMLS
• 2026-04-07 Listed $138,500 RMLS

Property tax history

+3.1%/yr

Latest (2025): $1,164 · +2.6% YoY. Source: county tax records.