2673 Woodstone Pl · Eugene, OR 97405

$215,000

1 bd · 1.0 ba · 720 sqft · Condo public records · 19 Days on market

Built 1977 $299/sqft · 14% above area Est $229k · 6% under $248/mo HOA · 17% of rent

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Why this score? — see what drove the F 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).

• ARV discount +10.3/15.0
• Cash flow +5.8/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Lovely two-bedroom condo in serene wooded setting in Southwest Eugene. Estate Sale.

Key facts

• $248 HOA
• Built 1977
• Listed 19 days

Property features AI

Finance

• Other: Ground-floor unit address: 2673 Woodstone Pl, Eugene, OR 97405
• HOA & community: Homeowners association with a $248 monthly fee; 44 units in the complex; Condominium yard not included; Storage available (not deeded/assigned); No elevator

Exterior

• Parking: Carport; Condominium garage type: other; Parking is not deeded or assigned
• Utilities: Electric hot water and fuel; Public water; Public sewer
• Home design: Residential condominium; Not attached; Two stories total; Unit located on the ground floor; One-level condominium floor plan; Deck available (4x8)
• Construction: Built in 1977; Composition roof; Unreinforced masonry building: unknown
• Exterior features: Vinyl siding; Wooded lot

Interior

• Kitchen: Kitchen (appliances: electric hot water)
• Bedrooms: Primary bedroom on the main level; Second bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Ceiling heating; Zoned heating; No central cooling
• Interior features: Wood-burning fireplace
• Laundry & utility: Washer and dryer included in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (30.5% below list).
• Recommended offer: $140k (35.1% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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-.
• Eugene SD 4J (urban): math 45% / reading 55% proficiency, ranked #10 of 58 in OR (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mccornack Elementary School (math 50% / reading 30%, grade F, #169 of 412 statewide, top 44%, 340 students, 64% FRL); Kennedy Middle School (math 22% / reading 47%, grade F, #61 of 128 statewide, top 54%, 361 students, 61% FRL); Churchill High School (math 50% / reading 70%, grade C+, #23 of 143 statewide, top 19%, 1,082 students, 57% FRL) — zoned schools average 61% FRL vs 37% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 308 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $215k implies a 482% gain — meaningful room to come down on a strong offer.

Recommended offer $139,587 (35.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.51%
• DSCR: 0.62
• GRM: 12.0

CMA / ARV

• ARV (median comp): $229,095
• List price: $215,000
• Delta: -6.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.01×
• Total profit: $-59,456
• Equity at exit: $32,057

10-year hold

• IRR: -23.3%
• Equity multiple: -0.26×
• Total profit: $-75,889
• Equity at exit: $18,589

Cash invested: $60,200 (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 97405

• Rents YoY: 4.6%
• Active inventory: 308
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$143 /mo · $1,710/yr
• Insurance: −$90
• HOA: −$248
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-427

Break-even live

Break-even rent $2,035

Max offer price $139,587

Occupancy floor —

Sensitivity live

Price	-10% $-305	-5% $-366	+0% $-427	+5% $-488	+10% $-549
Rent	-10% $-545	-5% $-486	+0% $-427	+5% $-368	+10% $-309
Rate	-1.0pp $-319	-0.5pp $-372	base $-427	+0.5pp $-483	+1.0pp $-539

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2137 Hawkins Ln Unit 2137 Eugene, OR	1.0	1.0	691	$1,600	$2.32	14d	1	0.91mi
4120 Henry Ct Eugene, OR	2.0	2.0	700	$1,250	$1.79	45d	1	0.98mi
1455 Bailey Hill Rd Eugene, OR	1.0–2.0	1.0–1.5	753	$1,215	$1.61	14d	1	1.06mi
4841 W 18th Pl Eugene, OR	1.0	1.0	750	$1,450	$1.93	22d	1	1.07mi
1409 Oak Patch Rd Eugene, OR	1.0	1.0	500	$995	$1.99	45d	1	1.34mi
4841 W 18th Ave Eugene, OR	1.0–3.0	1.0–2.0	984	$1,407	$1.43	14d	21	1.48mi

HOA detail condo

• Monthly dues: $248 · $2,976/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-01
   listed $215,000 Active 83-char remark
2. 1993-03-05
   soldstatus $36,950

ⓘ 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: $1,710 · $143/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$375/yr (+$31/mo · 22.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 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 · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,934
• − Mortgage interest: −$12,043
• − Property taxes: −$1,710
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − HOA: −$2,976
• − Depreciation: −$6,255
• Taxable loss: −$8,994
• Est. tax savings @ 24.0%: +$2,159
• After-tax cash flow: $-2,964/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: Eugene SD 4J
• NCES district ID: 4104740
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $43,688
• Composite: 42.15/100
• National rank: #3302
• State rank: #10 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): 46,933
• Household income: $95,170
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 1853.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 5% Italian 4% Portuguese 4%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -506.95%
• Current HPI: 307.1838
• Rent YoY: ▲ 4.62%
• 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

+481.9% since first listed

3 events — show timeline

• 2026-05-20 Pending — RMLS
• 2026-05-01 Listed $215,000 RMLS
• 1993-03-05 Sold (Public Records) $36,950 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,710 · +1.3% YoY. Source: county tax records.