1199 N Terry St #309 · Eugene, OR 97402

$100,000

4 bd · 2.0 ba · 1,876 sqft · Manufactured public records · 155 Days on market

Built 1978 $53/sqft · 28% below area Est $140k · 28% under ↓ 15% since listing

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the park. Spanning 1,876 sq. ft., this well-maintained home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use. Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

Key facts

• Hot tub
• Vaulted living room
• Long covered carport

Tags

• VAULTED LIVING ROOM
• VAULTED FAMILY ROOM
• OVERSIZED SHED WORKSHOP
• LONG COVERED CARPORT
• INDOOR POOL
• HOT TUB

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$139,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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.
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• At $2,355/mo this rent would consume 49% of the median local household income ($58k/yr) (locally 3142% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (23%) 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 2.36% ✓
• Cap rate: 20.96%
• Cash-on-cash: 52.39%
• DSCR: 3.33
• GRM: 3.5

CMA / ARV

• ARV (median comp): $139,500
• List price: $100,000
• Delta: -28.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1199 N Terry St #198	0.00mi	4/2.0	1,876 (0%)	12mo	$167,000	$89	90
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
5370 Cobblestone Ln	0.36mi	3/2.0 (-1)	1,755 (-6%)	14mo	$398,000	$227	56
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

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: 45.6%
• Equity multiple: 2.93×
• Total profit: $54,148
• Equity at exit: $14,910

10-year hold

• IRR: 50.8%
• Equity multiple: 5.60×
• Total profit: $128,903
• Equity at exit: $8,646

Cash invested: $28,000 (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 97402

• Rents YoY: 1.6%
• Active inventory: 297
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$524
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,156

Break-even live

Break-even rent $892

Max offer price $100,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,213	-5% $1,184	+0% $1,156	+5% $1,128	+10% $1,099
Rent	-10% $970	-5% $1,063	+0% $1,156	+5% $1,249	+10% $1,342
Rate	-1.0pp $1,206	-0.5pp $1,181	base $1,156	+0.5pp $1,130	+1.0pp $1,104

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	22d	1	0.45mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	14d	1	0.46mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	14d	1	0.48mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	22d	1	0.93mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	44d	1	0.94mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	0.95mi
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	22d	1	1.02mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	44d	1	1.10mi

Listing history 24 events

1. 2026-06-18
   days on market $100,000 Active 155 DOM
2. 2026-06-17
   days on market $100,000 Active 154 DOM
3. 2026-06-16
   days on market $100,000 Active 153 DOM
4. 2026-06-15
   days on market $100,000 Active 152 DOM
5. 2026-06-14
   days on market $100,000 Active 150 DOM
6. 2026-06-10
   days on market $100,000 Active 147 DOM
7. 2026-06-09
   days on market $100,000 Active 146 DOM
8. 2026-06-08
   days on market $100,000 Active 145 DOM
9. 2026-06-07
   days on market $100,000 Active 144 DOM
10. 2026-06-03
    days on market $100,000 Active 140 DOM
11. 2026-06-02
    days on market $100,000 Active 139 DOM
12. 2026-06-01
    days on market $100,000 Active 138 DOM
13. 2026-05-31
    days on market $100,000 Active 137 DOM
14. 2026-05-30
    days on market $100,000 Active 136 DOM
15. 2026-05-01
    price $110,000 1215-char remark

    Show marketing remark (1215 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the park. Spanning 1,876 sq. ft., this well-maintained home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use. Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

16. 2026-04-30
    price $110,000 1233-char remark

    Show marketing remark (1233 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the entire park!Spanning 1,876 sq. ft., this well-maintained manufactured home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use.Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

17. 2026-03-25
    price $120,000 1215-char remark

    Show marketing remark (1233 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the entire park!Spanning 1,876 sq. ft., this well-maintained manufactured home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use.Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

18. 2026-03-25
    price $120,000 1233-char remark

    Show marketing remark (1233 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the entire park!Spanning 1,876 sq. ft., this well-maintained manufactured home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use.Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

19. 2026-03-11
    price $126,900 1215-char remark

    Show marketing remark (1215 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the park. Spanning 1,876 sq. ft., this well-maintained home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use. Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

20. 2026-03-10
    price $126,900 1233-char remark

    Show marketing remark (1233 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the entire park!Spanning 1,876 sq. ft., this well-maintained manufactured home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use.Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

21. 2026-03-03
    price $129,900 1215-char remark

    Show marketing remark (1215 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the park. Spanning 1,876 sq. ft., this well-maintained home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use. Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

22. 2026-03-02
    price $129,900 1233-char remark

    Show marketing remark (1233 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the entire park!Spanning 1,876 sq. ft., this well-maintained manufactured home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use.Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

23. 2026-01-14
    listed $130,000 Active 1233-char remark

    Show marketing remark (1233 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the entire park!Spanning 1,876 sq. ft., this well-maintained manufactured home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use.Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

24. 2026-01-13
    listed $130,000 Active 1215-char remark

    Show marketing remark (1215 chars)

    Discover comfortable, low-maintenance living in this move-in-ready 4-bedroom home in the highly sought-after Daneland 55+ Community — the only 4-bedroom currently available in the park. Spanning 1,876 sq. ft., this well-maintained home offers generous space with a vaulted living room and a separate vaulted family room — perfect for everyday living, entertaining, hobbies, or a home office. The open-concept layout flows beautifully, while the spacious bedrooms provide room for guests or flexible use. Additional features include an oversized 18x10 shed/workshop with electricity, a long covered carport, easy-access stairs and ramp, and a low-maintenance yard.Daneland is a friendly, well-managed 55+ park with outstanding amenities: indoor pool, hot tub, fitness room, billiards, library, social room with kitchenette, and open green spaces. Space rent is $975/month and includes basic Xfinity cable, garbage, curbside yard waste pickup, and full park maintenance. Pets up to 20 lbs. are welcome, and on-site RV parking is available for an additional fee.If you’re looking for comfort, convenience, and a true sense of community in a 55+ setting, this is the one you’ve been waiting for!

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$104/yr (+$9/mo · 12.0%)

ⓘ 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: $28,265
• − Mortgage interest: −$5,602
• − Property taxes: −$866
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$2,909
• Taxable income: $13,068
• Est. tax owed @ 24.0%: −$3,136
• After-tax cash flow: $10,736/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

-15.4% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $110,000 WVMLS
• 2026-04-30 Price Changed $110,000 RMLS
• 2026-03-25 Price Changed $120,000 WVMLS
• 2026-03-25 Price Changed $120,000 RMLS
• 2026-03-11 Price Changed $126,900 WVMLS
• 2026-03-10 Price Changed $126,900 RMLS
• 2026-03-03 Price Changed $129,900 WVMLS
• 2026-03-02 Price Changed $129,900 RMLS
• 2026-01-14 Listed $130,000 RMLS
• 2026-01-13 Listed $130,000 WVMLS

Property tax history

+3.5%/yr

Latest (2025): $866 · +2.6% YoY. Source: county tax records.