1199 N Terry St #128 · Eugene, OR 97402

$75,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 80 Days on market

Built 1980 $58/sqft · 9% below area Est $82k · 9% under

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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 +11.5/15.0
• 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

This exceptionally clean 2 bedroom, 2 bath home has clearly been well loved and it shows. Recently refreshed with new exterior paint and a lovely new back deck overlooking the dog park, it is the kind of place where you can sip your morning coffee, wave at the pups, and feel very pleased with your life choices. Inside you will find thoughtful updates including a newer shingle roof from 2021, dual pane windows, and a heat pump to keep things comfortable year round. The dining area, guest bath, and utility room feature updated laminate flooring. The kitchen is nicely equipped with a newer cooktop, eye level oven, dishwasher, NEW refrigerator, and stack washer and dryer. The guest bath offers a generous 60 inch walk in shower, while the primary bath includes a tub and shower combination with enclosure. Covered front and rear porches, refreshed landscaping, plus a carport and lots of storage, round out this tidy little gem in a welcoming 55 plus community with wonderful amenities, including an indoor pool. Because at this stage of life, we deserve a little luxury.

Key facts

• Heat pump
• New exterior paint
• Newer shingle roof

Tags

• NEW EXTERIOR PAINT
• NEW BACK DECK
• NEWER SHINGLE ROOF
• DUAL PANE WINDOWS
• HEAT PUMP
• UPDATED LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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); 302 active listings in the ZIP; 9 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).
• 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $9k (11%) 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.67% ✓
• Cap rate: 23.99%
• Cash-on-cash: 63.19%
• DSCR: 3.81
• GRM: 3.1

CMA / ARV

• ARV (median comp): $82,366
• List price: $75,000
• Delta: -8.94%
• Verdict: FAIR
• 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 #137	0.00mi	3/2.0 (+1)	1,296 (0%)	3mo	$133,000	$103	92
1199 N Terry St #404	0.00mi	3/2.0 (+1)	1,196 (-8%)	3mo	$89,500	$75	80
1199 N Terry St #113	0.00mi	2/2.0	1,152 (-11%)	3mo	$90,125	$78	79
5268 Olympic Cir	0.48mi	3/2.0 (+1)	1,283 (-1%)	3mo	$333,500	$260	68
1400 Candlelight Dr #105	0.39mi	2/2.0	1,176 (-9%)	0mo	$107,500	$91	66
1699 N Terry St #244	0.46mi	3/2.0 (+1)	1,352 (+4%)	4mo	$195,000	$144	63
1699 N Terry St #225	0.46mi	3/2.0 (+1)	1,376 (+6%)	5mo	$151,500	$110	59
1400 Candlelight Dr #200	0.39mi	3/2.0 (+1)	1,152 (-11%)	2mo	$62,500	$54	57
5276 Olympic Cir	0.48mi	3/2.0 (+1)	1,180 (-9%)	4mo	$335,000	$284	55
4900 Royal Ave #3	0.39mi	3/2.0 (+1)	1,152 (-11%)	5mo	$145,000	$126	54
1699 N Terry St #379	0.46mi	3/2.0 (+1)	1,458 (+12%)	2mo	$145,000	$99	51
1699 N Terry St #43	0.46mi	3/2.0 (+1)	1,480 (+14%)	0mo	$125,000	$84	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: 56.4%
• Equity multiple: 3.44×
• Total profit: $51,270
• Equity at exit: $11,183

10-year hold

• IRR: 60.9%
• Equity multiple: 6.66×
• Total profit: $118,814
• Equity at exit: $6,485

Cash invested: $21,000 (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: 302
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$393
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,039

Break-even live

Break-even rent $689

Max offer price $75,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,082	-5% $1,061	+0% $1,039	+5% $1,018	+10% $997
Rent	-10% $881	-5% $960	+0% $1,039	+5% $1,119	+10% $1,198
Rate	-1.0pp $1,077	-0.5pp $1,059	base $1,039	+0.5pp $1,020	+1.0pp $1,000

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: $18,750
• Closing costs: $2,250
• 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	44d	1	0.31mi
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
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	44d	1	0.94mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	0.95mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	14d	6	1.28mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	14d	24	1.39mi

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 80 DOM
2. 2026-06-18
   days on market $75,000 Active 77 DOM
3. 2026-06-17
   days on market $75,000 Active 76 DOM
4. 2026-06-16
   days on market $75,000 Active 75 DOM
5. 2026-06-15
   days on market $75,000 Active 74 DOM
6. 2026-06-14
   days on market $75,000 Active 72 DOM
7. 2026-06-10
   days on market $75,000 Active 69 DOM
8. 2026-06-09
   days on market $75,000 Active 68 DOM
9. 2026-06-08
   days on market $75,000 Active 67 DOM
10. 2026-06-07
    pricedays on market $75,000 Active 66 DOM
11. 2026-06-03
    days on market $79,900 Active 62 DOM
12. 2026-06-02
    days on market $79,900 Active 61 DOM
13. 2026-06-01
    days on market $79,900 Active 60 DOM
14. 2026-05-31
    days on market $79,900 Active 59 DOM
15. 2026-05-30
    days on market $79,900 Active 58 DOM
16. 2026-04-16
    status Active 1076-char remark

    Show marketing remark (1076 chars)

    This exceptionally clean 2 bedroom, 2 bath home has clearly been well loved and it shows. Recently refreshed with new exterior paint and a lovely new back deck overlooking the dog park, it is the kind of place where you can sip your morning coffee, wave at the pups, and feel very pleased with your life choices. Inside you will find thoughtful updates including a newer shingle roof from 2021, dual pane windows, and a heat pump to keep things comfortable year round. The dining area, guest bath, and utility room feature updated laminate flooring. The kitchen is nicely equipped with a newer cooktop, eye level oven, dishwasher, NEW refrigerator, and stack washer and dryer. The guest bath offers a generous 60 inch walk in shower, while the primary bath includes a tub and shower combination with enclosure. Covered front and rear porches, refreshed landscaping, plus a carport and lots of storage, round out this tidy little gem in a welcoming 55 plus community with wonderful amenities, including an indoor pool. Because at this stage of life, we deserve a little luxury.

17. 2026-03-13
    status Pending 1076-char remark

    Show marketing remark (1076 chars)

    This exceptionally clean 2 bedroom, 2 bath home has clearly been well loved and it shows. Recently refreshed with new exterior paint and a lovely new back deck overlooking the dog park, it is the kind of place where you can sip your morning coffee, wave at the pups, and feel very pleased with your life choices. Inside you will find thoughtful updates including a newer shingle roof from 2021, dual pane windows, and a heat pump to keep things comfortable year round. The dining area, guest bath, and utility room feature updated laminate flooring. The kitchen is nicely equipped with a newer cooktop, eye level oven, dishwasher, NEW refrigerator, and stack washer and dryer. The guest bath offers a generous 60 inch walk in shower, while the primary bath includes a tub and shower combination with enclosure. Covered front and rear porches, refreshed landscaping, plus a carport and lots of storage, round out this tidy little gem in a welcoming 55 plus community with wonderful amenities, including an indoor pool. Because at this stage of life, we deserve a little luxury.

18. 2026-02-27
    listed $84,000 Active 1076-char remark

    Show marketing remark (1076 chars)

    This exceptionally clean 2 bedroom, 2 bath home has clearly been well loved and it shows. Recently refreshed with new exterior paint and a lovely new back deck overlooking the dog park, it is the kind of place where you can sip your morning coffee, wave at the pups, and feel very pleased with your life choices. Inside you will find thoughtful updates including a newer shingle roof from 2021, dual pane windows, and a heat pump to keep things comfortable year round. The dining area, guest bath, and utility room feature updated laminate flooring. The kitchen is nicely equipped with a newer cooktop, eye level oven, dishwasher, NEW refrigerator, and stack washer and dryer. The guest bath offers a generous 60 inch walk in shower, while the primary bath includes a tub and shower combination with enclosure. Covered front and rear porches, refreshed landscaping, plus a carport and lots of storage, round out this tidy little gem in a welcoming 55 plus community with wonderful amenities, including an indoor pool. Because at this stage of life, we deserve a little luxury.

19. 2022-07-01
    soldstatus $68,000 Sold 504-char remark

    Show marketing remark (504 chars)

    Exceptionally clean 1980 SilverCrest Sherwood Manor 2 bed 2 bath in quiet 55+ Daneland Park. Premium Park with many amenities including indoor pool. New shingle roof 2021, dual pane windows, heat pump. Covered front and rear porches with carport and storage. New laminate flooring dining area, guest bath and utility room. Newer cooktop/eyelevel oven and 2 door refrigerator, dishwasher and stack washer/dryer. 60" walking shower in guest bath and tub/shower combo with enclosure in the primary bath

20. 2022-06-15
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Exceptionally clean 1980 SilverCrest Sherwood Manor 2 bed 2 bath in quiet 55+ Daneland Park. Premium Park with many amenities including indoor pool. New shingle roof 2021, dual pane windows, heat pump. Covered front and rear porches with carport and storage. New laminate flooring dining area, guest bath and utility room. Newer cooktop/eyelevel oven and 2 door refrigerator, dishwasher and stack washer/dryer. 60" walking shower in guest bath and tub/shower combo with enclosure in the primary bath

21. 2022-06-13
    listed $69,900 Active 504-char remark

    Show marketing remark (504 chars)

    Exceptionally clean 1980 SilverCrest Sherwood Manor 2 bed 2 bath in quiet 55+ Daneland Park. Premium Park with many amenities including indoor pool. New shingle roof 2021, dual pane windows, heat pump. Covered front and rear porches with carport and storage. New laminate flooring dining area, guest bath and utility room. Newer cooktop/eyelevel oven and 2 door refrigerator, dishwasher and stack washer/dryer. 60" walking shower in guest bath and tub/shower combo with enclosure in the primary bath

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$87/yr (+$7/mo · 13.6%)

ⓘ 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: $24,058
• − Mortgage interest: −$4,201
• − Property taxes: −$640
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$2,182
• Taxable income: $12,013
• Est. tax owed @ 24.0%: −$2,883
• After-tax cash flow: $9,590/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

+20.2% since first listed

6 events — show timeline

• 2026-04-16 Relisted — RMLS
• 2026-03-13 Pending — RMLS
• 2026-02-27 Listed $84,000 RMLS
• 2022-07-01 Sold (MLS) $68,000 RMLS
• 2022-06-15 Pending — RMLS
• 2022-06-13 Listed $69,900 RMLS

Property tax history

+4.2%/yr

Latest (2025): $640 · +2.5% YoY. Source: county tax records.