1199 N Terry St #252 · Eugene, OR 97402

$119,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 7 Days on market

Built 2007 Est $133k · 11% under ↓ 20% 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 +12.4/15.0
• 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

Beautiful home, MOVE-IN READY! Heat pump; Large kitchen; oversized carport; locking shed; walk in showers; Walkin closet;

Key facts

• Open floor plan
• Oversized carport
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• OVERSIZED CARPORT

Property features AI

Finance

• Other: Unit dimensions: 48' length by 27' width; Manufacturer: Karsten Homes of Oregon; model 44092; Main living area reported as 1,296 (unit)
• Financial info: Land lease in effect (monthly lot rent applies); land lease expires November 1, 2026; Monthly lot rent amount provided
• HOA & community: Park amenities include cable TV, management, meeting room, party room, pool, recreation facilities, road maintenance, spa/hot tub, trash service, and weight room; Park name: Daneland Mobile Home Park; Pet restriction: dogs over 20 pounds (restriction applies)

Exterior

• Parking: Carport; Driveway; Extra-deep carport
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (residential); Single-story (one level); No view
• Construction: Built in 2007; Block and concrete perimeter foundation
• Exterior features: Porch; Tool shed; Cement siding and T-111 siding; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Free-standing refrigerator; Microwave; Pantry; Electric hot water
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Flooring: Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Heat pump for heating and cooling
• Interior features: Accessible doors and entrance; Accessible full bathroom; Ground-level, one-level living; Main-floor bedroom with bath; Vaulted ceilings; Laundry area with washer/dryer; Wall-to-wall carpet; Double-pane windows with vinyl frames; Crawl space basement
• Laundry & utility: Washer and dryer included; Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 14.6% 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: Danebo Elementary School (math 10% / reading 30%, grade F, #358 of 412 statewide, top 89%, 254 students, 65% FRL); Shasta Middle School (math 12% / reading 37%, grade F, #108 of 128 statewide, top 89%, 392 students, 66% FRL); 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 $823 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 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 $119,000

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: 1.68% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $133,488
• 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 (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: 19.6%
• Equity multiple: 1.78×
• Total profit: $26,136
• Equity at exit: $17,743

10-year hold

• IRR: 26.9%
• Equity multiple: 3.21×
• Total profit: $73,709
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$624
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $757

Break-even live

Break-even rent $1,047

Max offer price $119,000

Occupancy floor 57%

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: $29,750
• Closing costs: $3,570
• 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 $119,000 Active 7 DOM
2. 2026-06-17
   days on market $119,000 Active 6 DOM
3. 2026-06-16
   days on market $119,000 Active 5 DOM
4. 2026-06-15
   days on market $119,000 Active 4 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $119,000 Active 2 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: $1,041 · $87/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$113/yr (+$9/mo · 10.9%)

ⓘ 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: −$6,666
• − Property taxes: −$1,041
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$3,462
• Taxable income: $7,647
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $7,248/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

-20.1% since first listed

5 events — show timeline

• 2026-06-11 Listed $119,000 RMLS
• 2023-09-26 Sold (MLS) $130,000 RMLS
• 2023-08-29 Pending — RMLS
• 2023-08-08 Price Changed $135,000 RMLS
• 2023-07-14 Listed $149,000 RMLS

Property tax history

+2.7%/yr

Latest (2025): $1,041 · +2.6% YoY. Source: county tax records.