2333 N Terry St #6 · Eugene, OR 97402

$119,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 3 Days on market

Built 1996 $76/sqft · 20% below area Est $148k · 20% 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 +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

Spacious 3 Bdr & 2 full bth mobile home w/ bonus room, laundry room, spacious bedrooms. Master has full bathroom & lots of space for your belongings. Easy to care for front and back fenced yard, cement enclosed large patio, large storage shed attached.

Key facts

• Breakfast nook
• Soaking tub
• Flex room

Tags

• SPACIOUS MANUFACTURED HOME
• FLEX ROOM
• ENSUITE BATHROOM
• SOAKING TUB
• OPEN KITCHEN
• BREAKFAST NOOK

Property features AI

Finance

• HOA & community: HOA present (Rosewood/Rowan Oaks); Located in Rowan Oaks / Rosewood park; Park lot rent $820 monthly

Exterior

• Parking: Carport
• Utilities: Electric fuel; Public water; Public sewer
• Home design: Manufactured home in a park; Residential property (resale); Single-story (main level living); No view
• Construction: Built in 1996; Composition roof; Stem wall foundation
• Exterior features: T-111 siding; Concrete road access; Level lot

Interior

• Kitchen: Dishwasher; Free‑standing range; Free‑standing refrigerator; Electric hot water
• Bedrooms: Primary bedroom (main level); Second bedroom (main level); Third bedroom (main level)
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No cooling
• Interior features: Crawl space basement; Dining room; Family room; Living room; Great room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/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 17.2% 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: Meadow View School (math 22% / reading 42%, grade F, #246 of 412 statewide, top 60%, 657 students, 66% FRL); Cascade Middle School (math 17% / reading 32%, grade F, #108 of 128 statewide, top 89%, 342 students, 65% 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; 7 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).
• At $2,330/mo this rent would consume 48% 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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.
• Current owner paid $65k; list at $119k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $119,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.97%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

• ARV (median comp): $148,250
• List price: $119,000
• Delta: -19.73%
• 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
2350 N Terry St #55	0.15mi	3/2.0 (-1)	1,508 (-4%)	1mo	$95,000	$63	81
2350 N Terry St #39	0.15mi	4/2.0	1,512 (-4%)	17mo	$132,500	$88	73
2350 N Terry St #88	0.47mi	3/2.0 (-1)	1,512 (-4%)	3mo	$152,000	$101	65
2350 N Terry St #85	0.47mi	3/2.0 (-1)	1,620 (+3%)	11mo	$165,000	$102	58
2564 Rosebay St	0.67mi	3/2.0 (-1)	1,512 (-4%)	9mo	$172,500	$114	50
5228 Harvest Loop	0.65mi	3/2.0 (-1)	1,512 (-4%)	13mo	$332,000	$220	48
5380 Glenn Ellen Dr	0.74mi	3/2.0 (-1)	1,512 (-4%)	11mo	$355,000	$235	46
5253 Glenn Ellen Dr	0.60mi	3/2.0 (-1)	1,782 (+14%)	6mo	$310,000	$174	39
2350 N Terry St #59	0.47mi	3/2.0 (-1)	1,782 (+14%)	17mo	$104,000	$58	36
2570 Rosebay St	0.69mi	3/2.0 (-1)	1,782 (+14%)	10mo	$160,000	$90	32
5244 Glenn Ellen Dr	0.62mi	3/2.0 (-1)	1,782 (+14%)	14mo	$360,000	$202	32
5322 Burke St	0.68mi	3/2.0 (-1)	1,782 (+14%)	11mo	$338,000	$190	32

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: 33.6%
• Equity multiple: 2.39×
• Total profit: $46,344
• Equity at exit: $17,743

10-year hold

• IRR: 39.8%
• Equity multiple: 4.48×
• Total profit: $115,986
• 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: 4.3×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$624
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,082

Break-even live

Break-even rent $960

Max offer price $119,000

Occupancy floor 49%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	21d	1	0.30mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	43d	1	0.39mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.41mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	43d	1	0.72mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	13d	1	0.99mi
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	1.00mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	13d	6	1.26mi

Listing history 5 events

1. 2026-05-09
   status Pending 1506-char remark
2. 2026-05-06
   listed $119,000 Active 1506-char remark
3. 2017-11-14
   soldstatus $65,000 Sold 260-char remark

   Show marketing remark (260 chars)

   Spacious 3 Bdr & 2 full bth mobile home w/ bonus room, laundry room, spacious bedrooms. Master has full bathroom & lots of space for your belongings. Easy to care for front and back fenced yard, cement enclosed large patio, large storage shed attached.

4. 2017-11-02
   status Pending 260-char remark

   Show marketing remark (260 chars)

   Spacious 3 Bdr & 2 full bth mobile home w/ bonus room, laundry room, spacious bedrooms. Master has full bathroom & lots of space for your belongings. Easy to care for front and back fenced yard, cement enclosed large patio, large storage shed attached.

5. 2017-10-27
   listed $65,000 Active 260-char remark

   Show marketing remark (260 chars)

   Spacious 3 Bdr & 2 full bth mobile home w/ bonus room, laundry room, spacious bedrooms. Master has full bathroom & lots of space for your belongings. Easy to care for front and back fenced yard, cement enclosed large patio, large storage shed attached.

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$134/yr (+$11/mo · 13.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $27,959
• − Mortgage interest: −$6,666
• − Property taxes: −$1,020
• − Insurance: −$595
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$3,462
• Taxable income: $11,743
• Est. tax owed @ 24.0%: −$2,818
• After-tax cash flow: $10,166/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

+83.1% since first listed

5 events — show timeline

• 2026-05-09 Pending — RMLS
• 2026-05-06 Listed $119,000 RMLS
• 2017-11-14 Sold (MLS) $65,000 RMLS
• 2017-11-02 Pending — RMLS
• 2017-10-27 Listed $65,000 RMLS

Property tax history

+4.1%/yr

Latest (2025): $1,020 · +2.6% YoY. Source: county tax records.