3355 N Delta Hwy #160 · Eugene, OR 97408

$164,500

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 174 Days on market

Built 1993 $92/sqft · at area comps Est $171k · at est. ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW ROOF!!! Gorgeous home located in the desirable 55+ gated community of LakeRidge! Enjoy a peaceful lifestyle just minutes from shopping, dining, and everyday conveniences. Outdoor enthusiasts will love the easy access to Ayres Lakes, perfect for biking, walking, bird-watching, and kayaking. This beautifully maintained 1,782 sq. ft. home features an open-concept kitchen with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into a spacious living area highlighted by beautiful floors and a custom built-in hutch, and a formal dining area. The primary suite offers a generously sized walk-in closet, large en-suite bathroom, walk-in shower, and slider access to the covered back patio. A dedicated laundry/utility room includes a sink and ample storage. Washer and dryer included! Additional features include ADA accessibility, built-in cabinetry and storage throughout, a covered patio, fully fenced easy-care yard, sprinkler system, and an oversized powered shed—ideal for hobbies or extra storage. Comfort, convenience, and quality come together in this exceptional LakeRidge home.

Key facts

• Gated community
• Open-concept kitchen
• Granite countertops

Tags

• GATED COMMUNITY
• EASY ACCESS TO AYRES LAKES
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $164k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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-.
• Eugene SD 4J (urban): math 45% / reading 55% proficiency, ranked #10 of 58 in OR (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+4.0%/yr); 100 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $50k (23%) 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.54% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.62%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $170,670
• List price: $164,500
• Delta: -3.62%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3355 N Delta Hwy #127	0.00mi	3/2.0	1,744 (-2%)	14mo	$189,700	$109	84
3355 N Delta Hwy #80	0.00mi	3/2.0	1,800 (+1%)	24mo	$309,000	$172	79
3355 N Delta Hwy #154	0.00mi	3/2.0	1,691 (-5%)	19mo	$194,000	$115	76
3355 N Delta Hwy #13	0.00mi	3/2.0	1,550 (-13%)	8mo	$196,900	$127	72
3355 N Delta Hwy #153	0.00mi	3/2.0	1,620 (-9%)	17mo	$190,000	$117	70
3355 N Delta Hwy #140	0.00mi	3/2.0	1,530 (-14%)	8mo	$176,000	$115	70
3355 N Delta Hwy #40	0.00mi	3/2.0	1,998 (+12%)	19mo	$225,000	$113	64
1475 Green Acres Rd #162	0.33mi	2/2.0 (-1)	1,533 (-14%)	12mo	$176,500	$115	46

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.59×
• Total profit: $26,982
• Equity at exit: $24,527

10-year hold

• IRR: 24.0%
• Equity multiple: 3.17×
• Total profit: $99,976
• Equity at exit: $14,223

Cash invested: $46,060 (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 97408

• Rents YoY: 4.0%
• Active inventory: 100
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,526 high
• Mortgage (P&I): −$863
• Tax from tax record: −$196 /mo · $2,350/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $802

Break-even live

Break-even rent $1,511

Max offer price $164,500

Occupancy floor 63%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1440 John Day Dr Eugene, OR	1.0–3.0	1.0–2.5	1050	$2,949	$2.81	14d	38	0.43mi
2517 Quebec St Eugene, OR	3.0	2.0	1246	$2,195	$1.76	44d	1	0.70mi
2545 Benson Ln Eugene, OR	3.0	2.0	1340	$2,400	$1.79	44d	1	0.87mi
2310 Snelling Dr Eugene, OR	3.0	2.0	1400	$2,395	$1.71	14d	1	0.90mi
2423 Benson Ln Eugene, OR	3.0	2.0	1525	$2,800	$1.84	21d	1	0.95mi
2940 Matt Dr Eugene, OR	3.0	2.0	1438	$2,500	$1.74	44d	1	0.97mi
1981 Margaret St Eugene, OR	3.0	2.0	1600	$2,495	$1.56	44d	1	1.09mi
2847 Tennyson Ave Eugene, OR	3.0	1.0–2.0	902	$2,515	$2.79	14d	8	1.18mi
2754 Chad Dr Eugene, OR	3.0	2.0	1381	$2,295	$1.66	44d	1	1.30mi
53 Hillview 1 Unit 1 Eugene, OR	3.0	2.5	1550	$2,595	$1.67	14d	1	1.32mi
1485 Perdue Loop Eugene, OR	2.0	2.0	1484	$2,295	$1.55	14d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $164,500 Active 174 DOM
2. 2026-06-17
   days on market $164,500 Active 173 DOM
3. 2026-06-16
   days on market $164,500 Active 172 DOM
4. 2026-06-15
   days on market $164,500 Active 171 DOM
5. 2026-06-14
   days on market $164,500 Active 169 DOM
6. 2026-06-13
   days on market $164,500 Active 168 DOM
7. 2026-06-10
   days on market $164,500 Active 166 DOM
8. 2026-06-09
   days on market $164,500 Active 165 DOM
9. 2026-06-08
   days on market $164,500 Active 164 DOM
10. 2026-06-07
    days on market $164,500 Active 163 DOM
11. 2026-06-05
    days on market $164,500 Active 160 DOM
12. 2026-06-03
    days on market $164,500 Active 159 DOM
13. 2026-06-02
    days on market $164,500 Active 158 DOM
14. 2026-06-01
    days on market $164,500 Active 157 DOM
15. 2026-05-31
    days on market $164,500 Active 156 DOM
16. 2026-05-30
    pricedays on market $164,500 Active 155 DOM
17. 2026-04-21
    price $184,500 1140-char remark

    Show marketing remark (1140 chars)

    BRAND NEW ROOF!!! Gorgeous home located in the desirable 55+ gated community of LakeRidge! Enjoy a peaceful lifestyle just minutes from shopping, dining, and everyday conveniences. Outdoor enthusiasts will love the easy access to Ayres Lakes, perfect for biking, walking, bird-watching, and kayaking. This beautifully maintained 1,782 sq. ft. home features an open-concept kitchen with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into a spacious living area highlighted by beautiful floors and a custom built-in hutch, and a formal dining area. The primary suite offers a generously sized walk-in closet, large en-suite bathroom, walk-in shower, and slider access to the covered back patio. A dedicated laundry/utility room includes a sink and ample storage. Washer and dryer included! Additional features include ADA accessibility, built-in cabinetry and storage throughout, a covered patio, fully fenced easy-care yard, sprinkler system, and an oversized powered shed—ideal for hobbies or extra storage. Comfort, convenience, and quality come together in this exceptional LakeRidge home.

18. 2026-04-04
    status Active 1140-char remark

    Show marketing remark (1140 chars)

    BRAND NEW ROOF!!! Gorgeous home located in the desirable 55+ gated community of LakeRidge! Enjoy a peaceful lifestyle just minutes from shopping, dining, and everyday conveniences. Outdoor enthusiasts will love the easy access to Ayres Lakes, perfect for biking, walking, bird-watching, and kayaking. This beautifully maintained 1,782 sq. ft. home features an open-concept kitchen with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into a spacious living area highlighted by beautiful floors and a custom built-in hutch, and a formal dining area. The primary suite offers a generously sized walk-in closet, large en-suite bathroom, walk-in shower, and slider access to the covered back patio. A dedicated laundry/utility room includes a sink and ample storage. Washer and dryer included! Additional features include ADA accessibility, built-in cabinetry and storage throughout, a covered patio, fully fenced easy-care yard, sprinkler system, and an oversized powered shed—ideal for hobbies or extra storage. Comfort, convenience, and quality come together in this exceptional LakeRidge home.

19. 2026-03-23
    status Pending 1140-char remark

    Show marketing remark (1140 chars)

    BRAND NEW ROOF!!! Gorgeous home located in the desirable 55+ gated community of LakeRidge! Enjoy a peaceful lifestyle just minutes from shopping, dining, and everyday conveniences. Outdoor enthusiasts will love the easy access to Ayres Lakes, perfect for biking, walking, bird-watching, and kayaking. This beautifully maintained 1,782 sq. ft. home features an open-concept kitchen with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into a spacious living area highlighted by beautiful floors and a custom built-in hutch, and a formal dining area. The primary suite offers a generously sized walk-in closet, large en-suite bathroom, walk-in shower, and slider access to the covered back patio. A dedicated laundry/utility room includes a sink and ample storage. Washer and dryer included! Additional features include ADA accessibility, built-in cabinetry and storage throughout, a covered patio, fully fenced easy-care yard, sprinkler system, and an oversized powered shed—ideal for hobbies or extra storage. Comfort, convenience, and quality come together in this exceptional LakeRidge home.

20. 2026-03-13
    historical Active with Bumpable Contingency 1140-char remark

    Show marketing remark (1140 chars)

    BRAND NEW ROOF!!! Gorgeous home located in the desirable 55+ gated community of LakeRidge! Enjoy a peaceful lifestyle just minutes from shopping, dining, and everyday conveniences. Outdoor enthusiasts will love the easy access to Ayres Lakes, perfect for biking, walking, bird-watching, and kayaking. This beautifully maintained 1,782 sq. ft. home features an open-concept kitchen with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into a spacious living area highlighted by beautiful floors and a custom built-in hutch, and a formal dining area. The primary suite offers a generously sized walk-in closet, large en-suite bathroom, walk-in shower, and slider access to the covered back patio. A dedicated laundry/utility room includes a sink and ample storage. Washer and dryer included! Additional features include ADA accessibility, built-in cabinetry and storage throughout, a covered patio, fully fenced easy-care yard, sprinkler system, and an oversized powered shed—ideal for hobbies or extra storage. Comfort, convenience, and quality come together in this exceptional LakeRidge home.

21. 2026-03-06
    price $179,750 1140-char remark

    Show marketing remark (1140 chars)

    BRAND NEW ROOF!!! Gorgeous home located in the desirable 55+ gated community of LakeRidge! Enjoy a peaceful lifestyle just minutes from shopping, dining, and everyday conveniences. Outdoor enthusiasts will love the easy access to Ayres Lakes, perfect for biking, walking, bird-watching, and kayaking. This beautifully maintained 1,782 sq. ft. home features an open-concept kitchen with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into a spacious living area highlighted by beautiful floors and a custom built-in hutch, and a formal dining area. The primary suite offers a generously sized walk-in closet, large en-suite bathroom, walk-in shower, and slider access to the covered back patio. A dedicated laundry/utility room includes a sink and ample storage. Washer and dryer included! Additional features include ADA accessibility, built-in cabinetry and storage throughout, a covered patio, fully fenced easy-care yard, sprinkler system, and an oversized powered shed—ideal for hobbies or extra storage. Comfort, convenience, and quality come together in this exceptional LakeRidge home.

22. 2026-01-15
    price $199,750 1140-char remark

    Show marketing remark (1140 chars)

    BRAND NEW ROOF!!! Gorgeous home located in the desirable 55+ gated community of LakeRidge! Enjoy a peaceful lifestyle just minutes from shopping, dining, and everyday conveniences. Outdoor enthusiasts will love the easy access to Ayres Lakes, perfect for biking, walking, bird-watching, and kayaking. This beautifully maintained 1,782 sq. ft. home features an open-concept kitchen with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into a spacious living area highlighted by beautiful floors and a custom built-in hutch, and a formal dining area. The primary suite offers a generously sized walk-in closet, large en-suite bathroom, walk-in shower, and slider access to the covered back patio. A dedicated laundry/utility room includes a sink and ample storage. Washer and dryer included! Additional features include ADA accessibility, built-in cabinetry and storage throughout, a covered patio, fully fenced easy-care yard, sprinkler system, and an oversized powered shed—ideal for hobbies or extra storage. Comfort, convenience, and quality come together in this exceptional LakeRidge home.

23. 2025-12-14
    listed $215,000 Active 1140-char remark

    Show marketing remark (1140 chars)

    BRAND NEW ROOF!!! Gorgeous home located in the desirable 55+ gated community of LakeRidge! Enjoy a peaceful lifestyle just minutes from shopping, dining, and everyday conveniences. Outdoor enthusiasts will love the easy access to Ayres Lakes, perfect for biking, walking, bird-watching, and kayaking. This beautifully maintained 1,782 sq. ft. home features an open-concept kitchen with granite countertops, tile backsplash, and stainless steel appliances, flowing seamlessly into a spacious living area highlighted by beautiful floors and a custom built-in hutch, and a formal dining area. The primary suite offers a generously sized walk-in closet, large en-suite bathroom, walk-in shower, and slider access to the covered back patio. A dedicated laundry/utility room includes a sink and ample storage. Washer and dryer included! Additional features include ADA accessibility, built-in cabinetry and storage throughout, a covered patio, fully fenced easy-care yard, sprinkler system, and an oversized powered shed—ideal for hobbies or extra storage. Comfort, convenience, and quality come together in this exceptional LakeRidge home.

24. 2001-09-17
    listed

ⓘ 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: $2,350 · $196/mo
• Projected year-2 tax: $2,350 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,311
• − Mortgage interest: −$9,215
• − Property taxes: −$2,350
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − Depreciation: −$4,785
• Taxable income: $7,491
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $7,825/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: Eugene SD 4J
• NCES district ID: 4104740
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $43,688
• Composite: 42.15/100
• National rank: #3302
• State rank: #10 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): 15,420
• Household income: $104,945
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 402.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Chinese 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: ▼ -196.97%
• Current HPI: 286.5805
• Rent YoY: ▲ 3.97%
• 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

-14.2% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $184,500 RMLS
• 2026-04-04 Relisted — RMLS
• 2026-03-23 Pending — RMLS
• 2026-03-13 Contingent — RMLS
• 2026-03-06 Price Changed $179,750 RMLS
• 2026-01-15 Price Changed $199,750 RMLS
• 2025-12-14 Listed $215,000 RMLS
• 2001-09-17 Listed — RMLS

Property tax history

+3.4%/yr

Latest (2025): $2,350 · +1.3% YoY. Source: county tax records.