1199 N Terry St #279 · Eugene, OR 97402

$123,500

2 bd · 2.0 ba · 1,876 sqft · Manufactured public records · 5 Days on market

Built 1980

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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 +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 1,876 sq. ft. manufactured home located on a large corner space in Daneland Mobile Home Park's 55+ community. This 2-bedroom, 2-bath home has been well cared for and features newer exterior paint, generous living spaces, and plenty of potential for your personal updates. Enjoy the large, covered deck, the 7x8 shed and large landscaped yard. Some community amenities include a heated pool, hot tub, fitness center, recreation room, ping pong, community kitchen for use and cable is included in the space rent.

Key facts

• Fitness center
• Large corner space
• Hot tub

Tags

• LARGE CORNER SPACE
• HEATED POOL
• HOT TUB
• FITNESS CENTER
• RECREATION ROOM
• COMMUNITY KITCHEN

Property features AI

Finance

• Other: Unit dimensions: 67' length x 28' width; Lot size range listed as 0K to 2,999 SqFt
• Financial info: Land lease in effect (expires June 13, 2026); Monthly lot rent: $975
• HOA & community: Community: Daneland (senior community); Park amenities include cable TV, gym, lap pool, laundry, library, management, party room, pool, spa/hot tub, trash service, water and weight room; Pet restrictions: see park rules; Land lease (monthly lot rent)

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in park (residential); Model: Village West; Manufacturer: Golden; Single-story/main level living; No view
• Construction: Composition roof; Skirting foundation; Built in 1980
• Exterior features: Covered deck and additional deck; Tool shed; Yard; Lap siding; Corner, level lot; Paved road access

Interior

• Kitchen: Built-in oven; Range hood; Dishwasher; Garbage disposal; Freestanding refrigerator; Pantry; Instant hot water
• Bedrooms: Primary bedroom on main level with walk-in closet, double sinks and walk-in shower; Second bedroom on main level with walk-in closet and double sinks
• Flooring: Laminate flooring; Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on main level); One bathroom with soaking tub; Bathtub in one bathroom; Double sinks in primary and second bedroom baths; Walk-in shower in primary bath
• Heating & cooling: Forced air heating; Window cooling unit(s); Electric hot water
• Interior features: Ceiling fans; Skylights; Soaking tub; Laundry area; Washer and dryer included; Laminate flooring; Vinyl flooring; Wall-to-wall carpet; Double-pane windows with vinyl frames
• Laundry & utility: Washer and dryer included; Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• 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.
• 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; 5 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).
• This rent runs 44% 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 $854 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $123,500

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: 1.71% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.95%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $360,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1199 N Terry St #169	0.00mi	2/2.0	1,704 (-9%)	5mo	$135,500	$80	81
1400 Candlelight Dr #177	0.39mi	3/2.0 (+1)	1,876 (0%)	12mo	$172,000	$92	67
5365 Cobblestone Ln	0.38mi	3/2.0 (+1)	1,987 (+6%)	4mo	$425,000	$214	64
1699 N Terry St #89	0.46mi	3/2.0 (+1)	1,782 (-5%)	2mo	$143,500	$81	64
1699 N Terry St #156	0.46mi	3/2.0 (+1)	1,794 (-4%)	4mo	$125,000	$70	63
5318 Bridgewater Dr	0.36mi	3/2.0 (+1)	1,690 (-10%)	9mo	$350,000	$207	54
5385 Bridgewater Dr	0.41mi	3/2.0 (+1)	1,668 (-11%)	10mo	$363,125	$218	49
5253 Glenn Ellen Dr	0.72mi	3/2.0 (+1)	1,782 (-5%)	6mo	$310,000	$174	48
5050 W Port St	0.64mi	3/2.0 (+1)	1,958 (+4%)	13mo	$375,000	$192	47
5322 Burke St	0.67mi	3/2.0 (+1)	1,782 (-5%)	11mo	$338,000	$190	46
5264 Glenn Ellen Dr	0.70mi	3/2.0 (+1)	2,019 (+8%)	7mo	$390,000	$193	44
4960 Parsons Ave	0.67mi	2/2.0	1,647 (-12%)	6mo	$335,000	$203	43

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: 21.3%
• Equity multiple: 1.86×
• Total profit: $29,612
• Equity at exit: $18,414

10-year hold

• IRR: 28.5%
• Equity multiple: 3.36×
• Total profit: $81,721
• Equity at exit: $10,678

Cash invested: $34,580 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$648
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$51
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $825

Break-even live

Break-even rent $1,067

Max offer price $123,500

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	0.45mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	13d	1	0.46mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	13d	1	0.48mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.93mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	43d	1	0.95mi

Listing history 5 events

1. 2026-06-18
   days on market $123,500 Active 5 DOM
2. 2026-06-17
   days on market $123,500 Active 4 DOM
3. 2026-06-16
   days on market $123,500 Active 3 DOM
4. 2026-06-15
   remarks 519-char remark
5. 2026-06-15
   listed $123,500 Active 2 DOM

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$268/yr (+$22/mo · 28.8%)

ⓘ 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: $25,345
• − Mortgage interest: −$6,918
• − Property taxes: −$930
• − Insurance: −$1,415
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$3,593
• Taxable income: $8,434
• Est. tax owed @ 24.0%: −$2,024
• After-tax cash flow: $7,881/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

1 event — show timeline

• 2026-06-13 Listed $123,500 RMLS

Property tax history

+7.6%/yr

Latest (2025): $930 · +2.6% YoY. Source: county tax records.