1199 N Terry St #140 · Eugene, OR 97402

$129,000

2 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 11 Days on market

Built 1979 Est $131k · at est.

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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
• ARV discount +8.2/15.0
• 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

Looking for a new home in a peaceful and friendly community? If so, you might want to check out this beautiful mobile home in Daneland Mobile Home Park, a 55+ community in Eugene, Oregon. This home has been recently renovated and features two bedrooms and two bathrooms, with an excellent, spacious floor plan. The lovely kitchen includes double ovens, cooktop, double sink and dishwasher. The master bathroom includes a spacious walk-in shower with an adjustable/moveable shower seating. The home also has a comfortable living room, family room, dining area, and a laundry room. As a resident of Daneland Mobile Home Park, you also get to enjoy the park's amenities, such as the indoor pool and hot tub, clubhouse with a library and a pool table, fitness center, and a picnic area. You will also appreciate the friendly and helpful staff, the well-maintained grounds, and the convenient location near shopping, dining, and entertainment. Daneland Mobile Home Park is more than just a place to live, it's a community where you can make new friends and have fun.

Key facts

• Inviting kitchen
• Screened in porch
• Updated home

Tags

• UPDATED HOME
• INVITING KITCHEN
• DOUBLE OVENS
• WALK IN SHOWER
• MULTIPLE LIVING SPACES
• SCREENED IN PORCH

Property features AI

Finance

• Other: Manufacturer: Glenbrook; Skirting listed under foundation details
• Financial info: Land lease in effect (monthly lot rent); Land lease expires December 31, 2026
• HOA & community: Located in Daneland Mobile Home Park; Senior community; Community amenities include cable TV, commons, gym, laundry, library, management, meeting room, party room, pool, recreation facilities, spa/hot tub, tennis courts, and trash service; Pet restriction: 20-pound dog

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric service; Cable internet available
• Home design: Manufactured home in a park (residential, not attached); Single-story (main level living); No view; Unit dimensions approximately 53' x 24'
• Construction: Built in 1979; T-111 and vinyl siding; Composition roof; Skirting foundation
• Exterior features: Porch; Tool shed; Yard; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Free-standing range; Free-standing refrigerator; Pantry
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning with heat pump; Electric hot water
• Interior features: One-level home with accessibility features; Laundry area (washer/dryer included); Vinyl windows with vinyl frames; Crawl space
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• 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; 9 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).
• This rent runs 42% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

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 $129,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.34%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $131,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1199 N Terry St #137	0.00mi	3/2.0 (+1)	1,296 (+2%)	3mo	$133,000	$103	89
1199 N Terry St #404	0.00mi	3/2.0 (+1)	1,196 (-6%)	3mo	$89,500	$75	83
1199 N Terry St #113	0.00mi	2/2.0	1,152 (-9%)	3mo	$90,125	$78	82
1199 N Terry St #228	0.00mi	2/2.0	1,152 (-9%)	6mo	$63,000	$55	79
1400 Candlelight Dr #105	0.39mi	2/2.0	1,176 (-8%)	0mo	$107,500	$91	69
5268 Olympic Cir	0.48mi	3/2.0 (+1)	1,283 (+1%)	3mo	$333,500	$260	69
1699 N Terry St #244	0.46mi	3/2.0 (+1)	1,352 (+6%)	4mo	$195,000	$144	60
1400 Candlelight Dr #200	0.39mi	3/2.0 (+1)	1,152 (-9%)	2mo	$62,500	$54	60
5276 Olympic Cir	0.48mi	3/2.0 (+1)	1,180 (-7%)	4mo	$335,000	$284	58
4900 Royal Ave #3	0.39mi	3/2.0 (+1)	1,152 (-9%)	5mo	$145,000	$126	57
1699 N Terry St #225	0.46mi	3/2.0 (+1)	1,376 (+8%)	5mo	$151,500	$110	56
1699 N Terry St #379	0.46mi	3/2.0 (+1)	1,458 (+15%)	2mo	$145,000	$99	47

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: 14.5%
• Equity multiple: 1.57×
• Total profit: $20,645
• Equity at exit: $19,234

10-year hold

• IRR: 22.2%
• Equity multiple: 2.77×
• Total profit: $63,934
• 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: 5.4×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$676
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $696

Break-even live

Break-even rent $1,121

Max offer price $129,000

Occupancy floor 60%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	43d	1	0.31mi
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	0.45mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	13d	1	0.46mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	13d	1	0.48mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.93mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	43d	1	0.94mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	43d	1	0.95mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	13d	6	1.28mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	13d	24	1.39mi

Listing history 6 events

1. 2026-06-18
   days on market $129,000 Active 11 DOM
2. 2026-06-17
   days on market $129,000 Active 10 DOM
3. 2026-06-16
   days on market $129,000 Active 9 DOM
4. 2026-06-15
   days on market $129,000 Active 8 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $129,000 Active 6 DOM

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$180/yr (+$15/mo · 16.8%)

ⓘ 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: $24,033
• − Mortgage interest: −$7,226
• − Property taxes: −$1,071
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$3,753
• Taxable income: $6,696
• Est. tax owed @ 24.0%: −$1,607
• After-tax cash flow: $6,748/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

+3.2% since first listed

4 events — show timeline

• 2026-06-07 Listed $129,000 RMLS
• 2023-10-23 Sold (MLS) $120,000 RMLS
• 2023-10-13 Pending — RMLS
• 2023-10-09 Listed $125,000 RMLS

Property tax history

+6.0%/yr

Latest (2025): $1,071 · +2.6% YoY. Source: county tax records.