1699 N Terry St #351 · Eugene, OR 97402

$128,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 3 Days on market

Built 1996 Est $128k · 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 +7.6/15.0
• 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

Woodland Park Estates! 1996 Fleetwood in family park with approx. 1296 sq ft, 3 bedrooms & 2 full baths, open floor plan, kitchen with skylight & eating area, spacious master and roomy bathroom. Fenced yard with large deck which half is covered, spacious storage/outbuilding & gate providing access to the park. Home only/No Land. Buyer must have Park Approval. Please do not disturb tenant.

Key facts

• New front porch
• Large covered deck
• New interior paint

Tags

• BACKS TO COMMUNITY PARK
• FENCED BACKYARD
• LARGE COVERED DECK
• NEW INTERIOR PAINT
• LUXURY VINYL PLANK FLOORING
• NEW FRONT PORCH

Property features AI

Finance

• Other: Leased land parcel; Paved road access
• Financial info: Land is leased (land-lease community); monthly lot rent applies; Land lease expiration: June 30, 2026
• HOA & community: Community amenities include athletic court, commons, gated access, gym, library, management, pool, recreation facilities, and spa/hot tub

Exterior

• Parking: Carport; Driveway; RV/boat storage
• Security: Security gate
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in park; Residential property; Updated/remodeled; Single-story (main level living); Security gate
• Construction: Built in 1996; Pillar/post/pier foundation with skirting
• Exterior features: Composition roof; T-111 siding; Covered deck; Fenced yard; Basketball court on property; Park/greenbelt view; Trees; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom (main level) with attached bathroom; Second bedroom (main level); Third bedroom (main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Heat pump (heating & cooling)
• Interior features: Laundry area; Vaulted ceilings; Double-pane windows
• Laundry & utility: Laundry included; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 14.7% 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; 13 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 45% 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 $885 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 ~5 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 10y 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 $34k; list at $128k implies a 275% gain — meaningful room to come down on a strong offer.

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 $128,000

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: 14.73%
• Cash-on-cash: 30.14%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $128,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1699 N Terry St #244	0.00mi	3/2.0	1,352 (+4%)	4mo	$195,000	$144	89
1699 N Terry St #225	0.00mi	3/2.0	1,376 (+6%)	5mo	$151,500	$110	86
5268 Olympic Cir	0.25mi	3/2.0	1,283 (-1%)	3mo	$333,500	$260	84
1699 N Terry St #379	0.00mi	3/2.0	1,458 (+12%)	2mo	$145,000	$99	77
1199 N Terry St #137	0.46mi	3/2.0	1,296 (0%)	3mo	$133,000	$103	76
1699 N Terry St #43	0.00mi	3/2.0	1,480 (+14%)	0mo	$125,000	$84	76
5276 Olympic Cir	0.26mi	3/2.0	1,180 (-9%)	4mo	$335,000	$284	70
1400 Candlelight Dr #200	0.22mi	3/2.0	1,152 (-11%)	2mo	$62,500	$54	70
1400 Candlelight Dr #105	0.22mi	2/2.0 (-1)	1,176 (-9%)	0mo	$107,500	$91	69
1199 N Terry St #404	0.46mi	3/2.0	1,196 (-8%)	3mo	$89,500	$75	63
1199 N Terry St #113	0.46mi	2/2.0 (-1)	1,152 (-11%)	3mo	$90,125	$78	53
1199 N Terry St #228	0.46mi	2/2.0 (-1)	1,152 (-11%)	6mo	$63,000	$55	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: 20.5%
• Equity multiple: 1.82×
• Total profit: $29,344
• Equity at exit: $19,085

10-year hold

• IRR: 27.7%
• Equity multiple: 3.29×
• Total profit: $81,909
• Equity at exit: $11,067

Cash invested: $35,840 (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: $2,155 high
• Mortgage (P&I): −$671
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$53
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $834

Break-even live

Break-even rent $1,100

Max offer price $128,000

Occupancy floor 56%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	13d	1	0.35mi
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	0.36mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	43d	1	0.47mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.47mi
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	21d	1	0.55mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	43d	1	0.55mi
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	43d	1	0.64mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	13d	1	0.94mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	13d	6	1.05mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	43d	1	1.13mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	13d	24	1.15mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	43d	1	1.31mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	13d	2	1.44mi

Listing history 4 events

1. 2026-06-14
   statusdays on market $128,000 Pending 3 DOM
2. 2026-06-10
   remarks 691-char remark
3. 2026-06-09
   remarks 653-char remark
4. 2026-06-09
   listed $128,000 Active 1 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: $935 · $78/mo
• Projected year-2 tax: $1,242 · $103/mo
• Expected delta: +$306/yr (+$26/mo · 32.8%)

ⓘ 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: $25,863
• − Mortgage interest: −$7,170
• − Property taxes: −$935
• − Insurance: −$1,438
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$3,724
• Taxable income: $8,459
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $7,974/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

+228.2% since first listed

4 events — show timeline

• 2026-06-09 Listed $128,000 RMLS
• 2016-04-01 Sold (MLS) $34,100 RMLS
• 2016-02-24 Pending — RMLS
• 2016-01-29 Listed $39,000 RMLS

Property tax history

+1.9%/yr

Latest (2025): $935 · +2.6% YoY. Source: county tax records.