3220 Crescent Ave #39 · Eugene, OR 97408

$285,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 9 Days on market

Built 1996 Est $273k · at est. ↓ 10% since listing

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +5.5/15.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large Kitchen, Covered Patio, Family Room! Kitchen has eating area. Large Living Room, semi formal Dining room & 3 great bedrooms. Nice appointments throughout. Oversized and finished garage with openers. Fenced back yard with lots of room for gardening. Master suite features double sink vanity & step-in shower. POSSIBLE OWNER CARRY O.A.C.

Key facts

• Gated community
• Large kitchen
• Corner lot

Tags

• GATED COMMUNITY
• FULLY FENCED BACKYARD
• LARGE KITCHEN
• CORNER LOT

Property features AI

Finance

• Other: R-1 zoning; Listing status: Active
• Financial info: Lot rent paid monthly
• HOA & community: Located in Summer Oaks park; Land lease in effect (land lease expiration: June 30, 2026); Lot rent charged monthly

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Electric fuel; Public water; Public sewer; No green certification indicated
• Home design: Manufactured home in park (residential); Single-story/main level living; Not attached to another property; Built in 1996
• Construction: Built in 1996; T-111 siding; Composition roof; Crawl space foundation; Manufactured by Golden West Homes
• Exterior features: Covered patio; Fenced yard; Garden; Sprinkler system; Yard; T-111 siding; Composition roof; Level lot; Paved road access; Territorial view

Interior

• Kitchen: Built-in oven; Built-in range; Dishwasher; Garbage disposal; Kitchen island; Microwave; Sliding doors accessed from kitchen
• Bedrooms: Primary bedroom on main level with vaulted ceiling; Second bedroom on main level with vaulted ceiling; Third bedroom on main level with vaulted ceiling
• Flooring: Wall-to-wall carpet throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Ceiling fans; Laundry area; Washer and dryer included; Wall-to-wall carpet; Crawl space basement
• Laundry & utility: Utility room on main level; Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (13.3% below list).
• Recommended offer: $247k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.7% 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.
• Zoned schools: Gilham Elementary School (math 54% / reading 54%, grade C, #79 of 412 statewide, top 21%, 584 students, 36% FRL); Cal Young Middle School (math 32% / reading 52%, grade D-, #38 of 128 statewide, top 31%, 494 students, 48% FRL); Sheldon High School (math 70% / reading 70%, grade B, #14 of 143 statewide, top 10%, 1,525 students, 37% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 106 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $9k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $108k; list at $285k implies a 164% gain — meaningful room to come down on a strong offer.

Recommended offer $247,050 (13.3% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $272,646
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Crescent Ave #102	0.00mi	3/2.0	1,776 (-0%)	10mo	$271,000	$153	91
3220 Crescent Ave #55	0.00mi	3/2.0	1,829 (+3%)	9mo	$294,000	$161	88
3220 Crescent Ave #64	0.00mi	3/2.0	1,870 (+5%)	7mo	$272,400	$146	86
3220 Crescent Ave #78	0.00mi	3/2.0	1,720 (-4%)	16mo	$245,000	$142	81
3220 Crescent Ave #33	0.00mi	3/2.0	1,755 (-2%)	21mo	$286,900	$163	80
3220 Crescent Ave #80	0.00mi	3/2.0	1,906 (+7%)	10mo	$290,000	$152	80
3220 Crescent Ave #81	0.00mi	2/2.0 (-1)	1,891 (+6%)	9mo	$305,000	$161	78
3220 Crescent Ave #25	0.00mi	2/2.0 (-1)	1,782 (0%)	24mo	$262,000	$147	75
3220 Crescent Ave #91	0.00mi	3/2.0	1,920 (+8%)	24mo	$293,000	$153	68
3220 Crescent Ave #89	0.00mi	2/2.0 (-1)	1,600 (-10%)	18mo	$263,000	$164	63

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-33,417
• Equity at exit: $42,494

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-5,814
• Equity at exit: $24,642

Cash invested: $79,800 (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: 106
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$175 /mo · $2,100/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $163

Break-even live

Break-even rent $2,264

Max offer price $285,000

Occupancy floor 88%

Sensitivity live

Price	-10% $325	-5% $244	+0% $163	+5% $83	+10% $2
Rent	-10% $-32	-5% $66	+0% $163	+5% $261	+10% $359
Rate	-1.0pp $307	-0.5pp $236	base $163	+0.5pp $90	+1.0pp $14

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 Shadow View Dr Eugene, OR	1.0–3.0	1.0–3.0	1172	$2,570	$2.19	15d	23	0.28mi
2847 Tennyson Ave Eugene, OR	3.0	1.0–2.0	902	$2,515	$2.79	15d	8	0.56mi
2754 Chad Dr Eugene, OR	3.0	2.0	1381	$2,295	$1.66	46d	1	0.65mi
53 Hillview 1 Unit 1 Eugene, OR	3.0	2.5	1550	$2,595	$1.67	15d	1	0.66mi
2940 Matt Dr Eugene, OR	3.0	2.0	1438	$2,500	$1.74	46d	1	0.76mi
1740 Adkins St Eugene, OR	2.0	1.0	1044	$1,850	$1.77	15d	8	0.79mi
2545 Benson Ln Eugene, OR	3.0	2.0	1340	$2,400	$1.79	46d	1	1.01mi
2310 Snelling Dr Eugene, OR	3.0	2.0	1400	$2,395	$1.71	15d	1	1.01mi
2423 Benson Ln Eugene, OR	3.0	2.0	1525	$2,800	$1.84	23d	1	1.04mi
2517 Quebec St Eugene, OR	3.0	2.0	1246	$2,195	$1.76	46d	1	1.48mi
1981 Margaret St Eugene, OR	3.0	2.0	1600	$2,495	$1.56	46d	1	1.50mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $285,000 Active 9 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: $2,100 · $175/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$664/yr (+$55/mo · 31.6%)

ⓘ 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 · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,646
• − Mortgage interest: −$15,964
• − Property taxes: −$2,100
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − Depreciation: −$8,291
• Taxable loss: −$2,878
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $2,651/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

-9.9% since first listed

3 events — show timeline

• 2010-05-25 Sold (MLS) $108,000 RMLS
• 2010-04-20 Pending — RMLS
• 2010-02-12 Listed $119,900 RMLS

Property tax history

+4.0%/yr

Latest (2025): $2,100 · +1.3% YoY. Source: county tax records.