1199 N Terry St · Eugene, OR 97402

$169,500

3 bd · 2.0 ba · 1,859 sqft · SingleFamily · 40 Days on market

Built 1991

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

Experience the perfect blend of comfort and convenience in this beautifully maintained 2-bedroom, 1-bath home in the highly desirable Daneland 55+ Community! The open layout lets in plenty of light, while the kitchen overlooks a huge grassy area and a little shop for extra storage. Enjoy the upgraded walk-in shower, covered parking, and a brand-new 30-year roof soon to be installed for peace of mind.Daneland offers low-maintenance living with exceptional management and fantastic amenities, including a clubh

Key facts

• New flooring
• Corner-lot
• Swimming pool

Tags

• CORNER-LOT
• OPEN-CONCEPT LIVING SPACE
• NEW FLOORING
• STAINLESS-STEEL APPLIANCES
• SPACIOUS STORAGE SHED
• SWIMMING POOL

Property features AI

Exterior

• Home design: Built in 1991
• Construction: Living area approximately 1,859
• Exterior features: Located in the Bethel-Danebo subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Prairie Mountain School (math 17% / reading 22%, grade F, #377 of 412 statewide, top 93%, 585 students, 65% FRL); Willamette High School (math 24% / reading 50%, grade F, #85 of 143 statewide, top 61%, 1,516 students, 35% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 303 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• At $2,228/mo this rent would consume 46% 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 $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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $81k; list at $170k implies a 109% 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 $164,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $455,455
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4941 Stagecoach Rd	0.18mi	3/2.0	2,073 (+12%)	2mo	$527,000	$254	71
1022 Legacy St	0.72mi	3/3.0	1,894 (+2%)	1mo	$427,200	$226	58
1068 Legacy St	0.74mi	3/3.0	1,894 (+2%)	1mo	$454,900	$240	58
1915 Heitzman Way	0.67mi	4/3.0 (+1)	1,871 (+1%)	2mo	$525,000	$281	57
5367 Elk Ridge Dr	0.39mi	3/2.0	1,584 (-15%)	1mo	$429,001	$271	56
5737 Bainbridge Rd	0.61mi	4/3.0 (+1)	1,792 (-4%)	1mo	$429,900	$240	56
1031 Legacy St	0.71mi	4/3.0 (+1)	1,814 (-2%)	1mo	$444,900	$245	53
1083 Legacy St	0.72mi	4/3.0 (+1)	1,814 (-2%)	2mo	$427,900	$236	52
5442 Pranz Pl	0.74mi	3/3.0	1,761 (-5%)	1mo	$499,000	$283	52
5711 Bainbridge Rd	0.58mi	4/3.0 (+1)	2,033 (+9%)	1mo	$448,550	$221	48
5725 Bainbridge Rd	0.60mi	3/3.0	2,118 (+14%)	2mo	$469,900	$222	43
5564 Lancelot Way	0.68mi	3/3.0	1,620 (-13%)	0mo	$447,000	$276	42

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,729
• Equity at exit: $25,273

10-year hold

• IRR: 9.6%
• Equity multiple: 1.70×
• Total profit: $32,988
• Equity at exit: $14,655

Cash invested: $47,460 (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: 303
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $522

Break-even live

Break-even rent $1,567

Max offer price $169,500

Occupancy floor 72%

Sensitivity live

Price	-10% $639	-5% $581	+0% $522	+5% $464	+10% $405
Rent	-10% $346	-5% $434	+0% $522	+5% $610	+10% $698
Rate	-1.0pp $608	-0.5pp $565	base $522	+0.5pp $478	+1.0pp $434

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	22d	1	0.37mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	15d	1	0.38mi
653 Oakwood Dr Eugene, OR	3.0	2.0	1584	$2,400	$1.52	15d	1	0.53mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	22d	1	0.85mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	45d	1	0.86mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	45d	1	0.91mi
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	22d	1	0.95mi
4057 Concord St Eugene, OR	4.0	1.0	1800	$2,000	$1.11	45d	1	1.14mi

Listing history 36 events

1. 2026-06-21
   days on market $169,500 Active 40 DOM
2. 2026-06-18
   days on market $169,500 Active 37 DOM
3. 2026-06-17
   days on market $169,500 Active 36 DOM
4. 2026-06-16
   pricedays on market $169,500 Active 35 DOM
5. 2026-06-15
   pricedays on marketlisting id $174,900 Active 34 DOM
6. 2026-06-15
   days on market $123,500 Active 2 DOM
7. 2026-06-14
   pricedays on marketlisting id $123,500 Active 1 DOM
8. 2026-06-10
   days on market $129,000 Active 3 DOM
9. 2026-06-09
   days on market $129,000 Active 2 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    pricedays on marketlisting id $129,000 Active 1 DOM
12. 2026-06-07
    days on market $174,900 Active 26 DOM
13. 2026-06-03
    days on market $174,900 Active 22 DOM
14. 2026-06-02
    days on market $174,900 Active 21 DOM
15. 2026-06-01
    days on market $174,900 Active 20 DOM
16. 2026-05-31
    days on market $174,900 Active 19 DOM
17. 2026-05-30
    days on market $174,900 Active 18 DOM
18. 2026-05-12
    listed $174,900 Active 643-char remark
19. 2026-03-24
    soldstatus $81,000 Sold 512-char remark

    Show marketing remark (512 chars)

    Experience the perfect blend of comfort and convenience in this beautifully maintained 2-bedroom, 1-bath home in the highly desirable Daneland 55+ Community! The open layout lets in plenty of light, while the kitchen overlooks a huge grassy area and a little shop for extra storage. Enjoy the upgraded walk-in shower, covered parking, and a brand-new 30-year roof soon to be installed for peace of mind.Daneland offers low-maintenance living with exceptional management and fantastic amenities, including a clubh

20. 2026-03-09
    status Pending 512-char remark

    Show marketing remark (512 chars)

    Experience the perfect blend of comfort and convenience in this beautifully maintained 2-bedroom, 1-bath home in the highly desirable Daneland 55+ Community! The open layout lets in plenty of light, while the kitchen overlooks a huge grassy area and a little shop for extra storage. Enjoy the upgraded walk-in shower, covered parking, and a brand-new 30-year roof soon to be installed for peace of mind.Daneland offers low-maintenance living with exceptional management and fantastic amenities, including a clubh

21. 2026-02-16
    price $72,000 512-char remark

    Show marketing remark (512 chars)

    Experience the perfect blend of comfort and convenience in this beautifully maintained 2-bedroom, 1-bath home in the highly desirable Daneland 55+ Community! The open layout lets in plenty of light, while the kitchen overlooks a huge grassy area and a little shop for extra storage. Enjoy the upgraded walk-in shower, covered parking, and a brand-new 30-year roof soon to be installed for peace of mind.Daneland offers low-maintenance living with exceptional management and fantastic amenities, including a clubh

22. 2026-01-19
    listed $75,000 Active 512-char remark

    Show marketing remark (512 chars)

    Experience the perfect blend of comfort and convenience in this beautifully maintained 2-bedroom, 1-bath home in the highly desirable Daneland 55+ Community! The open layout lets in plenty of light, while the kitchen overlooks a huge grassy area and a little shop for extra storage. Enjoy the upgraded walk-in shower, covered parking, and a brand-new 30-year roof soon to be installed for peace of mind.Daneland offers low-maintenance living with exceptional management and fantastic amenities, including a clubh

23. 2023-09-28
    soldstatus $135,000 Closed

    Show marketing remark (939 chars)

    Unit #135. 55+ Park. No Land. Manufactured Structure Only. Spacious and Big 1987 Fleetwood boasts 1620 Square Feet. Light and Bright Kitchen has ample cabinetry, includes all Appliances and features an Island with a Built-in Table! Vaulted Living Room and Formal Dining Room offer plenty of Room for entertaining! French Doors open into the Big Vaulted Master Suite for Comfort and Lounging. Master Bathroom is impressive with a Sunken Garden Tub, Double Sinks and Separate Shower. The Office/Den features Built-Ins. Once again, a large Utility Room with a built-in Folding Table and room for a Second Refrigerator or a Freezer. Enjoy the Large Rooms and Double Lot for privacy. Huge beautiful covered deck. Long Carport. Landscaped Low Maintenance Yard with Sprinklers. Roof 2017. Wheelchair ramp. Enjoy your home in wonderful Daneland Mobile Home Park! Meticulously Maintained almost like a time capsule! Clean Inspection Report on file!

24. 2023-09-06
    status Pending

    Show marketing remark (939 chars)

    Unit #135. 55+ Park. No Land. Manufactured Structure Only. Spacious and Big 1987 Fleetwood boasts 1620 Square Feet. Light and Bright Kitchen has ample cabinetry, includes all Appliances and features an Island with a Built-in Table! Vaulted Living Room and Formal Dining Room offer plenty of Room for entertaining! French Doors open into the Big Vaulted Master Suite for Comfort and Lounging. Master Bathroom is impressive with a Sunken Garden Tub, Double Sinks and Separate Shower. The Office/Den features Built-Ins. Once again, a large Utility Room with a built-in Folding Table and room for a Second Refrigerator or a Freezer. Enjoy the Large Rooms and Double Lot for privacy. Huge beautiful covered deck. Long Carport. Landscaped Low Maintenance Yard with Sprinklers. Roof 2017. Wheelchair ramp. Enjoy your home in wonderful Daneland Mobile Home Park! Meticulously Maintained almost like a time capsule! Clean Inspection Report on file!

25. 2023-09-01
    price $140,000

    Show marketing remark (939 chars)

    Unit #135. 55+ Park. No Land. Manufactured Structure Only. Spacious and Big 1987 Fleetwood boasts 1620 Square Feet. Light and Bright Kitchen has ample cabinetry, includes all Appliances and features an Island with a Built-in Table! Vaulted Living Room and Formal Dining Room offer plenty of Room for entertaining! French Doors open into the Big Vaulted Master Suite for Comfort and Lounging. Master Bathroom is impressive with a Sunken Garden Tub, Double Sinks and Separate Shower. The Office/Den features Built-Ins. Once again, a large Utility Room with a built-in Folding Table and room for a Second Refrigerator or a Freezer. Enjoy the Large Rooms and Double Lot for privacy. Huge beautiful covered deck. Long Carport. Landscaped Low Maintenance Yard with Sprinklers. Roof 2017. Wheelchair ramp. Enjoy your home in wonderful Daneland Mobile Home Park! Meticulously Maintained almost like a time capsule! Clean Inspection Report on file!

26. 2023-08-27
    listed $149,900 Active

    Show marketing remark (939 chars)

    Unit #135. 55+ Park. No Land. Manufactured Structure Only. Spacious and Big 1987 Fleetwood boasts 1620 Square Feet. Light and Bright Kitchen has ample cabinetry, includes all Appliances and features an Island with a Built-in Table! Vaulted Living Room and Formal Dining Room offer plenty of Room for entertaining! French Doors open into the Big Vaulted Master Suite for Comfort and Lounging. Master Bathroom is impressive with a Sunken Garden Tub, Double Sinks and Separate Shower. The Office/Den features Built-Ins. Once again, a large Utility Room with a built-in Folding Table and room for a Second Refrigerator or a Freezer. Enjoy the Large Rooms and Double Lot for privacy. Huge beautiful covered deck. Long Carport. Landscaped Low Maintenance Yard with Sprinklers. Roof 2017. Wheelchair ramp. Enjoy your home in wonderful Daneland Mobile Home Park! Meticulously Maintained almost like a time capsule! Clean Inspection Report on file!

27. 2023-06-27
    soldstatus $55,000 Closed
28. 2023-05-11
    status Pending
29. 2023-04-05
    price $62,900
30. 2023-03-23
    price $67,800
31. 2023-02-28
    listed $69,800 Active
32. 2018-08-10
    soldstatus $33,000 Sold
33. 2018-07-28
    status Pending
34. 2018-07-27
    listed $33,000 Active
35. 2000-05-31
    soldstatus $11,000
36. 2000-04-10
    listed $12,950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,735
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$4,931
• Taxable income: $3,844
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $5,344/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

+1208.9% since first listed

20 events — show timeline

• 2026-06-16 Price Changed $169,500 FSBO.com
• 2026-05-12 Listed $174,900 FSBO.com
• 2026-03-24 Sold (MLS) $81,000 WVMLS
• 2026-03-09 Pending — WVMLS
• 2026-02-16 Price Changed $72,000 WVMLS
• 2026-01-19 Listed $75,000 WVMLS
• 2023-09-28 Sold (MLS) $135,000 RMLS
• 2023-09-06 Pending — RMLS
• 2023-09-01 Price Changed $140,000 RMLS
• 2023-08-27 Listed $149,900 RMLS
• 2023-06-27 Sold (MLS) $55,000 RMLS
• 2023-05-11 Pending — RMLS
• 2023-04-05 Price Changed $62,900 RMLS
• 2023-03-23 Price Changed $67,800 RMLS
• 2023-02-28 Listed $69,800 RMLS
• 2018-08-10 Sold (MLS) $33,000 RMLS
• 2018-07-28 Pending — RMLS
• 2018-07-27 Listed $33,000 RMLS
• 2000-05-31 Sold (MLS) $11,000 RMLS
• 2000-04-10 Listed $12,950 RMLS