1199 N Terry St #259 · Eugene, OR 97402

$79,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 114 Days on market

Built 1976 $86/sqft · 10% above area Est $72k · 10% over

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Why this score? — see what drove the C+ 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
• Livability +4.0/5.0
• ARV discount +2.9/15.0
• 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 home to this beautifully maintained 3 bedroom, 2 bath property located in a well-cared-for 55+ age community. This home is truly move-in ready with luxury vinyl plank flooring throughout, offering both durability and modern style. In 2023, a new furnace and heat pump were installed, providing year-round comfort and added peace of mind. The property also features a tool shed with electrical hookups, perfect for hobbies, storage, or workshop space. Space rent is $975/month. Community amenities include: trash service, basic cable, pool & spa, gym, library, party room, tennis court, RV/boat parking available for just $50/month. Enjoy low-maintenance living with fantastic amenities in a welcoming community. Come take a look and see why this could be the perfect place to call home!

Key facts

• New furnace
• Tool shed
• Heat pump

Tags

• LUXURY VINYL PLANK FLOORING
• NEW FURNACE
• HEAT PUMP
• TOOL SHED
• ELECTRICAL HOOKUPS
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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: Prairie Mountain School (math 17% / reading 22%, grade F, #377 of 412 statewide, top 93%, 585 students, 65% FRL); Willamette High School (math 24% / reading 50%, grade F, #85 of 143 statewide, top 61%, 1,516 students, 35% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 303 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $80k implies a 699% gain — meaningful room to come down on a strong offer.

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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.45% ✓
• Cap rate: 21.18%
• Cash-on-cash: 53.17%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $72,484
• List price: $79,900
• Delta: 10.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1199 N Terry St #258	0.00mi	2/1.0 (-1)	924 (0%)	0mo	$64,900	$70	91
1199 N Terry St #248	0.00mi	2/1.0 (-1)	924 (0%)	3mo	$71,000	$77	89
1199 N Terry St	0.05mi	2/1.0 (-1)	924 (0%)	3mo	$81,000	$88	86
1199 N Terry St #315	0.00mi	2/2.0 (-1)	960 (+4%)	9mo	$75,000	$78	81
4900 Royal Ave	0.39mi	3/2.0	924 (0%)	9mo	$26,000	$28	74
4900 Royal Ave #13	0.39mi	2/1.0 (-1)	924 (0%)	0mo	$36,500	$40	73
1400 Candlelight Dr #226	0.39mi	2/1.0 (-1)	924 (0%)	2mo	$48,000	$52	71
1199 N Terry St #264	0.00mi	2/1.0 (-1)	840 (-9%)	7mo	$52,000	$62	70
4900 Royal Ave #56	0.39mi	2/1.0 (-1)	924 (0%)	5mo	$51,000	$55	69
4800 Barger Dr #25	0.53mi	2/2.0 (-1)	924 (0%)	7mo	$70,000	$76	64
4800 Barger Dr #80	0.53mi	2/1.0 (-1)	924 (0%)	7mo	$77,000	$83	60
4800 Barger Dr #76	0.53mi	2/1.0 (-1)	924 (0%)	8mo	$59,000	$64	60

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: 45.6%
• Equity multiple: 2.93×
• Total profit: $43,267
• Equity at exit: $11,913

10-year hold

• IRR: 50.8%
• Equity multiple: 5.60×
• Total profit: $102,823
• Equity at exit: $6,908

Cash invested: $22,372 (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: 303
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $925

Break-even live

Break-even rent $783

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $980	-5% $952	+0% $925	+5% $897	+10% $870
Rent	-10% $770	-5% $848	+0% $925	+5% $1,002	+10% $1,079
Rate	-1.0pp $965	-0.5pp $945	base $925	+0.5pp $904	+1.0pp $883

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	45d	1	0.31mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	45d	1	0.87mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	15d	1	0.89mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	45d	1	0.94mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	15d	6	1.28mi
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	15d	1	1.30mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	15d	24	1.39mi

Listing history 19 events

1. 2026-06-21
   days on market $79,900 Active 114 DOM
2. 2026-06-18
   days on market $79,900 Active 111 DOM
3. 2026-06-17
   days on market $79,900 Active 110 DOM
4. 2026-06-16
   days on market $79,900 Active 109 DOM
5. 2026-06-15
   days on market $79,900 Active 108 DOM
6. 2026-06-14
   days on market $79,900 Active 106 DOM
7. 2026-06-10
   days on market $79,900 Active 103 DOM
8. 2026-06-09
   days on market $79,900 Active 102 DOM
9. 2026-06-08
   days on market $79,900 Active 101 DOM
10. 2026-06-07
    days on market $79,900 Active 100 DOM
11. 2026-06-03
    days on market $79,900 Active 96 DOM
12. 2026-06-02
    days on market $79,900 Active 95 DOM
13. 2026-06-01
    days on market $79,900 Active 94 DOM
14. 2026-05-31
    days on market $79,900 Active 93 DOM
15. 2026-05-30
    days on market $79,900 Active 92 DOM
16. 2026-05-14
    price $79,900 798-char remark

    Show marketing remark (798 chars)

    Welcome home to this beautifully maintained 3 bedroom, 2 bath property located in a well-cared-for 55+ age community. This home is truly move-in ready with luxury vinyl plank flooring throughout, offering both durability and modern style. In 2023, a new furnace and heat pump were installed, providing year-round comfort and added peace of mind. The property also features a tool shed with electrical hookups, perfect for hobbies, storage, or workshop space. Space rent is $975/month. Community amenities include: trash service, basic cable, pool & spa, gym, library, party room, tennis court, RV/boat parking available for just $50/month. Enjoy low-maintenance living with fantastic amenities in a welcoming community. Come take a look and see why this could be the perfect place to call home!

17. 2026-02-27
    listed $89,900 Active 798-char remark

    Show marketing remark (798 chars)

    Welcome home to this beautifully maintained 3 bedroom, 2 bath property located in a well-cared-for 55+ age community. This home is truly move-in ready with luxury vinyl plank flooring throughout, offering both durability and modern style. In 2023, a new furnace and heat pump were installed, providing year-round comfort and added peace of mind. The property also features a tool shed with electrical hookups, perfect for hobbies, storage, or workshop space. Space rent is $975/month. Community amenities include: trash service, basic cable, pool & spa, gym, library, party room, tennis court, RV/boat parking available for just $50/month. Enjoy low-maintenance living with fantastic amenities in a welcoming community. Come take a look and see why this could be the perfect place to call home!

18. 2000-09-19
    soldstatus $10,000 197-char remark

    Show marketing remark (197 chars)

    MH ONLY NO LAND. OR MVD LIC REQ. IN DANELAND 55 AND OLER PARK. S RENT $309. WHEEL CHAIR ACCESSIBLE. COVERED CARPORT & DECK. HEAT SHOP OR STORAGE BUILDING. MOTIVATED SELLER. SOLD AS IS. BRING OF

19. 2000-04-11
    listed $10,000 197-char remark

    Show marketing remark (197 chars)

    MH ONLY NO LAND. OR MVD LIC REQ. IN DANELAND 55 AND OLER PARK. S RENT $309. WHEEL CHAIR ACCESSIBLE. COVERED CARPORT & DECK. HEAT SHOP OR STORAGE BUILDING. MOTIVATED SELLER. SOLD AS IS. BRING OF

ⓘ 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 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: $23,443
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$2,324
• Taxable income: $10,497
• Est. tax owed @ 24.0%: −$2,519
• After-tax cash flow: $8,577/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

+699.0% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $79,900 RMLS
• 2026-02-27 Listed $89,900 RMLS
• 2000-09-19 Sold (MLS) $10,000 RMLS
• 2000-04-11 Listed $10,000 RMLS

Property tax history

-46.6%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.