1699 N Terry St #77 · Eugene, OR 97402

$139,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 21 Days on market

Built 1990 Est $128k · 9% over

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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
• Livability +4.0/5.0
• ARV discount +3.4/15.0
• 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

Barrel Sauna included. Great separation of space with master suite on one end and other bedrooms on the other. Great open concept in the main living area. Laundry room off kitchen. Home is across from a park for walking dogs etc. The home is clean and ready for a new family. Great location in park. Park has many amenities.

Key facts

• Open floor plan
• Fenced yard
• Deck

Tags

• OPEN FLOOR PLAN
• FENCED YARD
• LARGE SHED
• ATTACHED LAUNDRY
• DECK
• ROOM TO GARDEN

Property features AI

Finance

• Other: Manufacturer: SKYLINE HOMES
• Financial info: Monthly lot rent listed (amount provided separately); Not a land-lease property
• HOA & community: Community amenities include commons, gated entry, meeting room, party room, pool, recreation facilities, spa/hot tub and weight room; Park name: Woodland Park Estates

Exterior

• Parking: Driveway parking; On-street parking; Carport
• Security: Limited access; Security gate; Security lights
• Utilities: Public water; Public sewer; Electric service; Cable and DSL internet available
• Home design: Manufactured home in a park; Single-level living; Restored condition; No notable view; Located in Woodland Park Estates
• Construction: Built in 1990; Composition roof; Pillar/post/pier foundation with skirting
• Exterior features: Deck; Fenced yard; Tool shed; Yard; T-111 siding; Paved road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on the main level with suite; Second bedroom on the main level; Third bedroom on the main level
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Main-floor laundry; Vaulted ceilings; Laundry area; Wall-to-wall carpet; Vinyl flooring; Aluminum and vinyl window frames with double-pane windows; Crawl space foundation
• Laundry & utility: Laundry on main level; Utility room on main level; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $61k; list at $140k implies a 129% 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 $137,801 (1.5% below list)

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: 1.54% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.52%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $128,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1699 N Terry St #244	0.00mi	3/2.0	1,352 (+4%)	4mo	$195,000	$144	89
1699 N Terry St #225	0.00mi	3/2.0	1,376 (+6%)	5mo	$151,500	$110	86
5268 Olympic Cir	0.25mi	3/2.0	1,283 (-1%)	3mo	$333,500	$260	84
1699 N Terry St #379	0.00mi	3/2.0	1,458 (+12%)	2mo	$145,000	$99	77
1199 N Terry St #137	0.46mi	3/2.0	1,296 (0%)	3mo	$133,000	$103	76
1699 N Terry St #43	0.00mi	3/2.0	1,480 (+14%)	0mo	$125,000	$84	76
5276 Olympic Cir	0.26mi	3/2.0	1,180 (-9%)	4mo	$335,000	$284	70
1400 Candlelight Dr #200	0.22mi	3/2.0	1,152 (-11%)	2mo	$62,500	$54	70
1400 Candlelight Dr #105	0.22mi	2/2.0 (-1)	1,176 (-9%)	0mo	$107,500	$91	69
1199 N Terry St #404	0.46mi	3/2.0	1,196 (-8%)	3mo	$89,500	$75	63
1199 N Terry St #113	0.46mi	2/2.0 (-1)	1,152 (-11%)	3mo	$90,125	$78	53
1199 N Terry St #228	0.46mi	2/2.0 (-1)	1,152 (-11%)	6mo	$63,000	$55	50

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: 15.0%
• Equity multiple: 1.59×
• Total profit: $23,138
• Equity at exit: $20,860

10-year hold

• IRR: 22.6%
• Equity multiple: 2.81×
• Total profit: $70,972
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $767

Break-even live

Break-even rent $1,185

Max offer price $139,900

Occupancy floor 59%

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: $34,975
• Closing costs: $4,197
• 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 20 events

1. 2026-06-18
   days on market $139,900 Active 21 DOM
2. 2026-06-17
   days on market $139,900 Active 20 DOM
3. 2026-06-16
   days on market $139,900 Active 19 DOM
4. 2026-06-15
   days on market $139,900 Active 18 DOM
5. 2026-06-14
   days on market $139,900 Active 16 DOM
6. 2026-06-10
   days on market $139,900 Active 13 DOM
7. 2026-06-09
   days on market $139,900 Active 12 DOM
8. 2026-06-08
   days on market $139,900 Active 11 DOM
9. 2026-06-07
   remarks 538-char remark
10. 2026-06-07
    days on market $139,900 Active 10 DOM
11. 2026-06-03
    days on market $139,900 Active 6 DOM
12. 2026-06-02
    days on market $139,900 Active 5 DOM
13. 2026-06-01
    days on market $139,900 Active 4 DOM
14. 2026-05-31
    days on market $139,900 Active 3 DOM
15. 2026-05-30
    days on market $139,900 Active 2 DOM
16. 2026-05-28
    listed $139,900 Active
17. 2020-03-05
    soldstatus $61,000 Sold 331-char remark

    Show marketing remark (331 chars)

    Barrel Sauna included. Great separation of space with master suite on one end and other bedrooms on the other. Great open concept in the main living area. Laundry room off kitchen. Home is across from a park for walking dogs etc. The home is clean and ready for a new family. Great location in park. Park has many amenities.

18. 2020-01-20
    status Pending 331-char remark

    Show marketing remark (331 chars)

    Barrel Sauna included. Great separation of space with master suite on one end and other bedrooms on the other. Great open concept in the main living area. Laundry room off kitchen. Home is across from a park for walking dogs etc. The home is clean and ready for a new family. Great location in park. Park has many amenities.

19. 2020-01-20
    historical Active with Bumpable Contingency 331-char remark

    Show marketing remark (331 chars)

    Barrel Sauna included. Great separation of space with master suite on one end and other bedrooms on the other. Great open concept in the main living area. Laundry room off kitchen. Home is across from a park for walking dogs etc. The home is clean and ready for a new family. Great location in park. Park has many amenities.

20. 2020-01-01
    listed $67,000 Active 331-char remark

    Show marketing remark (331 chars)

    Barrel Sauna included. Great separation of space with master suite on one end and other bedrooms on the other. Great open concept in the main living area. Laundry room off kitchen. Home is across from a park for walking dogs etc. The home is clean and ready for a new family. Great location in park. Park has many amenities.

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$426/yr (+$36/mo · 45.8%)

ⓘ 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: $25,863
• − Mortgage interest: −$7,837
• − Property taxes: −$931
• − Insurance: −$1,497
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$4,070
• Taxable income: $7,391
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $7,426/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

+108.8% since first listed

5 events — show timeline

• 2026-05-28 Listed $139,900 RMLS
• 2020-03-05 Sold (MLS) $61,000 RMLS
• 2020-01-20 Pending — RMLS
• 2020-01-20 Contingent — RMLS
• 2020-01-01 Listed $67,000 RMLS

Property tax history

+2.7%/yr

Latest (2025): $931 · +2.6% YoY. Source: county tax records.