1699 N Terry St #272 · Eugene, OR 97402

$129,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured public records · 212 Days on market

Built 1995 $117/sqft · 22% above area Est $106k · 22% over ↓ 19% since listing

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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
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

Key facts

• New floors
• New lighting
• Ample natural light

Tags

• FULLY REMODELED
• AMPLE NATURAL LIGHT
• NEW FLOORS
• KITCHEN COUNTERS
• NEW LIGHTING
• NEW EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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-.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 43% 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 $892 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.10%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

• ARV (median comp): $106,161
• List price: $129,000
• Delta: 21.51%
• 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
1699 N Terry St #145	0.00mi	2/2.0 (-1)	1,120 (+2%)	9mo	$128,000	$114	84
1699 N Terry St #53	0.00mi	2/2.0 (-1)	1,120 (+2%)	12mo	$107,000	$96	82
1400 Candlelight Dr #200	0.22mi	3/2.0	1,152 (+5%)	2mo	$62,500	$54	80
1400 Candlelight Dr #105	0.22mi	2/2.0 (-1)	1,176 (+7%)	0mo	$107,500	$91	73
5276 Olympic Cir	0.26mi	3/2.0	1,180 (+7%)	4mo	$335,000	$284	73
5439 Olympic Cir	0.22mi	3/2.0	1,040 (-6%)	12mo	$322,000	$310	71
1199 N Terry St #113	0.46mi	2/2.0 (-1)	1,152 (+5%)	3mo	$90,125	$78	63
1199 N Terry St #404	0.46mi	3/2.0	1,196 (+9%)	3mo	$89,500	$75	62
1199 N Terry St #228	0.46mi	2/2.0 (-1)	1,152 (+5%)	6mo	$63,000	$55	61
1400 Candlelight Dr #99	0.22mi	3/2.0	1,248 (+14%)	11mo	$84,900	$68	58
1199 N Terry St #394	0.46mi	2/2.0 (-1)	1,188 (+8%)	10mo	$102,400	$86	52
1199 N Terry St #315	0.46mi	2/2.0 (-1)	960 (-13%)	9mo	$75,000	$78	45

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: 16.7%
• Equity multiple: 1.66×
• Total profit: $23,962
• Equity at exit: $19,234

10-year hold

• IRR: 24.3%
• Equity multiple: 2.96×
• Total profit: $70,906
• Equity at exit: $11,154

Cash invested: $36,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$676
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $749

Break-even live

Break-even rent $1,094

Max offer price $129,000

Occupancy floor 58%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	13d	1	1.03mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	13d	6	1.05mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	13d	24	1.15mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	43d	1	1.22mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	13d	1	1.23mi
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 26 events

1. 2026-06-18
   days on market $129,000 Active 212 DOM
2. 2026-06-17
   days on market $129,000 Active 211 DOM
3. 2026-06-16
   days on market $129,000 Active 210 DOM
4. 2026-06-15
   days on market $129,000 Active 209 DOM
5. 2026-06-14
   days on market $129,000 Active 207 DOM
6. 2026-06-10
   days on market $129,000 Active 204 DOM
7. 2026-06-09
   days on market $129,000 Active 203 DOM
8. 2026-06-08
   days on market $129,000 Active 202 DOM
9. 2026-06-07
   days on market $129,000 Active 201 DOM
10. 2026-06-03
    days on market $129,000 Active 197 DOM
11. 2026-06-02
    days on market $129,000 Active 196 DOM
12. 2026-06-01
    days on market $129,000 Active 195 DOM
13. 2026-05-31
    days on market $129,000 Active 194 DOM
14. 2026-05-30
    days on market $129,000 Active 193 DOM
15. 2026-05-15
    status Active 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

16. 2026-05-03
    status Pending 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

17. 2026-04-24
    price $129,000 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

18. 2026-03-15
    price $139,500 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

19. 2026-03-12
    price $139,900 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

20. 2026-03-01
    price $143,000 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

21. 2026-02-09
    price $145,000 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

22. 2026-01-10
    price $149,400 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

23. 2025-12-05
    price $149,900 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

24. 2025-12-04
    price $153,900 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

25. 2025-11-15
    price $154,900 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

26. 2025-11-06
    listed $159,000 Active 278-char remark

    Show marketing remark (278 chars)

    This updated fully remodeled double wide provides ample natural light and beautiful features throughout the home. From new floors, to kitchen counters, new lighting throughout, new exterior paint and indoor paint you will not want to miss seeing this home! Third bedroom option.

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$440/yr (+$37/mo · 54.2%)

ⓘ 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: $24,512
• − Mortgage interest: −$7,226
• − Property taxes: −$811
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$3,753
• Taxable income: $7,357
• Est. tax owed @ 24.0%: −$1,766
• After-tax cash flow: $7,227/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

-18.9% since first listed

12 events — show timeline

• 2026-05-15 Relisted — RMLS
• 2026-05-03 Pending — RMLS
• 2026-04-24 Price Changed $129,000 RMLS
• 2026-03-15 Price Changed $139,500 RMLS
• 2026-03-12 Price Changed $139,900 RMLS
• 2026-03-01 Price Changed $143,000 RMLS
• 2026-02-09 Price Changed $145,000 RMLS
• 2026-01-10 Price Changed $149,400 RMLS
• 2025-12-05 Price Changed $149,900 RMLS
• 2025-12-04 Price Changed $153,900 RMLS
• 2025-11-15 Price Changed $154,900 RMLS
• 2025-11-06 Listed $159,000 RMLS

Property tax history

+2.0%/yr

Latest (2025): $811 · +2.6% YoY. Source: county tax records.