3220 Crescent Ave #66 · Eugene, OR 97408

$325,000

3 bd · 2.0 ba · 2,360 sqft · Manufactured public records · 22 Days on market

Built 1997 Est $354k · 8% under

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +11.2/15.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained Silvercrest home in popular Summer Oaks. Newly painted. Large rooms w/ample storage. Extra storage room in the garage. Kitchen has eating area and island. Lovely master suite with both tub and shower in master bath. Lovely low-maintenance yard with garden, deck and patio. All appliances included. Possible owner financing. Gated 55+ community.

Key facts

• Gated community
• New carpet
• Updated home

Tags

• GATED COMMUNITY
• UPDATED HOME
• OPEN CONCEPT LAYOUT
• NEW ROOF
• NEW INTERIOR PAINT
• NEW CARPET

Property features AI

Finance

• Other: Zoning: R-1; Model/Manufacturer: Silver Bell; Main level living area reported as 1,981 (assessor)
• Financial info: Monthly lot rent (amount provided separately)
• HOA & community: HOA: Summer Oaks Park; Assigned park parking space number 66; Land lease in place (monthly lot rent); Land lease expires July 31, 2026; Park name: Summer Oaks

Exterior

• Parking: Driveway parking; 2 parking spaces; 2-car garage
• Utilities: Electric fuel; Public water; Public sewer
• Home design: Manufactured home in a park; Residential property; Single-story (main living on one level); Entry facing direction not specified
• Construction: Built in 1997; Composition roof; T-111 exterior siding; Assessor-recorded building area
• Exterior features: T-111 siding; Level lot; Paved road access; Territorial view

Interior

• Kitchen: Cooktop; Dishwasher; Free-standing refrigerator; Electric hot water
• Bedrooms: Primary bedroom (Main level); 2nd bedroom (Main level); 3rd bedroom (Main level)
• Flooring: Laminate; Tile; Carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Laminate flooring; Tile flooring; Wall-to-wall carpet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (16.0% below list).
• Recommended offer: $273k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Gilham Elementary School (math 54% / reading 54%, grade C, #79 of 412 statewide, top 21%, 584 students, 36% FRL); Cal Young Middle School (math 32% / reading 52%, grade D-, #38 of 128 statewide, top 31%, 494 students, 48% FRL); Sheldon High School (math 70% / reading 70%, grade B, #14 of 143 statewide, top 10%, 1,525 students, 37% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 31% of the median local income ($105k/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 $2k of loan paydown is wiped out by about $10k 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 22 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $325k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $273,121 (16.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $354,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Crescent Ave #67	0.00mi	3/2.0	2,318 (-2%)	17mo	$322,500	$139	83
3220 Crescent Ave #59	0.00mi	3/2.0	2,246 (-5%)	12mo	$349,000	$155	82
3220 Crescent Ave #34	0.00mi	3/2.0	2,100 (-11%)	4mo	$315,000	$150	78
3220 Crescent Ave #3	0.00mi	3/2.0	2,080 (-12%)	10mo	$270,000	$130	72

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-42,365
• Equity at exit: $48,459

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-16,074
• Equity at exit: $28,100

Cash invested: $91,000 (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 97408

• Rents YoY: 4.0%
• Active inventory: 100
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,731 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $121

Break-even live

Break-even rent $2,578

Max offer price $325,000

Occupancy floor 91%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1981 Margaret St Eugene, OR	3.0	2.0	1600	$2,495	$1.56	44d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $325,000 Active 22 DOM
2. 2026-06-17
   days on market $325,000 Active 21 DOM
3. 2026-06-16
   days on market $325,000 Active 20 DOM
4. 2026-06-15
   days on market $325,000 Active 19 DOM
5. 2026-06-14
   days on market $325,000 Active 17 DOM
6. 2026-06-13
   days on market $325,000 Active 16 DOM
7. 2026-06-10
   days on market $325,000 Active 14 DOM
8. 2026-06-09
   days on market $325,000 Active 13 DOM
9. 2026-06-08
   days on market $325,000 Active 12 DOM
10. 2026-06-07
    pricedays on market $325,000 Active 11 DOM
11. 2026-06-05
    days on market $335,000 Active 8 DOM
12. 2026-06-03
    days on market $335,000 Active 7 DOM
13. 2026-06-02
    days on market $335,000 Active 6 DOM
14. 2026-06-01
    days on market $335,000 Active 5 DOM
15. 2026-05-31
    days on market $335,000 Active 4 DOM
16. 2026-05-30
    days on market $335,000 Active 3 DOM
17. 2026-05-27
    listed $335,000 Active
18. 2009-05-29
    soldstatus $170,000 368-char remark

    Show marketing remark (368 chars)

    Meticulously maintained Silvercrest home in popular Summer Oaks. Newly painted. Large rooms w/ample storage. Extra storage room in the garage. Kitchen has eating area and island. Lovely master suite with both tub and shower in master bath. Lovely low-maintenance yard with garden, deck and patio. All appliances included. Possible owner financing. Gated 55+ community.

19. 2009-04-04
    historical 368-char remark

    Show marketing remark (368 chars)

    Meticulously maintained Silvercrest home in popular Summer Oaks. Newly painted. Large rooms w/ample storage. Extra storage room in the garage. Kitchen has eating area and island. Lovely master suite with both tub and shower in master bath. Lovely low-maintenance yard with garden, deck and patio. All appliances included. Possible owner financing. Gated 55+ community.

20. 2009-02-20
    listed $175,000 368-char remark

    Show marketing remark (368 chars)

    Meticulously maintained Silvercrest home in popular Summer Oaks. Newly painted. Large rooms w/ample storage. Extra storage room in the garage. Kitchen has eating area and island. Lovely master suite with both tub and shower in master bath. Lovely low-maintenance yard with garden, deck and patio. All appliances included. Possible owner financing. Gated 55+ community.

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$787/yr (+$66/mo · 33.3%)

ⓘ 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 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 · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,775
• − Mortgage interest: −$18,205
• − Property taxes: −$2,365
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$9,455
• Taxable loss: −$4,119
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $2,438/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): 15,420
• Household income: $104,945
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 402.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Chinese 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: ▼ -196.97%
• Current HPI: 286.5805
• Rent YoY: ▲ 3.97%
• 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

+91.4% since first listed

4 events — show timeline

• 2026-05-27 Listed $335,000 RMLS
• 2009-05-29 Sold (MLS) $170,000 RMLS
• 2009-04-04 Delisted — RMLS
• 2009-02-20 Listed $175,000 RMLS

Property tax history

+1.7%/yr

Latest (2025): $2,365 · +11.8% YoY. Source: county tax records.