1699 N Terry St #320 · Eugene, OR 97402

$120,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 80 Days on market

Built 2005 $101/sqft · at area comps Est $124k · 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 +9.0/15.0
• 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

Located in the desirable Woodland Park Estates. Amenities galore ! Including Indoor Pool & Hot Tub, clubhouse, library, basketball court, multiple parks, playground, fitness center and well maintained gated community. All ages are welcome. Fall in love with this charming 3 bedroom, 2 full bathroom home. Nice separation of space with the large Primary suite located opposite from the other two bedrooms. New tub/ shower surround in the primary suite. Kitchen is open to the living room. Appliances included. New water heater and kitchen faucet. Large, fully fenced backyard. Beautiful Willow, Cherry, and Plum trees. Abundance of flowers, herbs, and raised garden beds. Long driveway with detached storage.

Key facts

• Built 2005
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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.
• Market conditions: Rents rising (+1.6%/yr); 297 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).
• This rent runs 43% 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 $830 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask is 140% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $44k; list at $120k implies a 170% 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
8. 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.
9. 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: 1.71% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.41%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (median comp): $124,216
• List price: $120,000
• Delta: -3.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5276 Olympic Cir	0.26mi	3/2.0	1,180 (-1%)	4mo	$335,000	$284	84
1400 Candlelight Dr #200	0.22mi	3/2.0	1,152 (-3%)	2mo	$62,500	$54	83
1400 Candlelight Dr #105	0.22mi	2/2.0 (-1)	1,176 (-1%)	0mo	$107,500	$91	83
1199 N Terry St #404	0.46mi	3/2.0	1,196 (+1%)	3mo	$89,500	$75	75
1699 N Terry St #244	0.00mi	3/2.0	1,352 (+14%)	4mo	$195,000	$144	73
5268 Olympic Cir	0.25mi	3/2.0	1,283 (+8%)	3mo	$333,500	$260	72
4800 Barger Dr #54	0.22mi	2/2.0 (-1)	1,272 (+7%)	7mo	$85,000	$67	67
1400 Candlelight Dr	0.26mi	3/2.0	1,296 (+9%)	7mo	$165,000	$127	67
1199 N Terry St #113	0.46mi	2/2.0 (-1)	1,152 (-3%)	3mo	$90,125	$78	66
1199 N Terry St #228	0.46mi	2/2.0 (-1)	1,152 (-3%)	6mo	$63,000	$55	63
1199 N Terry St #137	0.46mi	3/2.0	1,296 (+9%)	3mo	$133,000	$103	61
1199 N Terry St #302	0.46mi	2/2.0 (-1)	1,344 (+13%)	7mo	$85,000	$63	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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.88×
• Total profit: $29,455
• Equity at exit: $17,892

10-year hold

• IRR: 29.0%
• Equity multiple: 3.41×
• Total profit: $80,859
• Equity at exit: $10,375

Cash invested: $33,600 (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: $2,052 high
• Mortgage (P&I): −$629
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $813

Break-even live

Break-even rent $1,023

Max offer price $120,000

Occupancy floor 55%

Sensitivity live

Price	-10% $881	-5% $847	+0% $813	+5% $779	+10% $745
Rent	-10% $651	-5% $732	+0% $813	+5% $894	+10% $975
Rate	-1.0pp $873	-0.5pp $843	base $813	+0.5pp $782	+1.0pp $750

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	44d	1	0.47mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	22d	1	0.47mi
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	22d	1	0.55mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	0.55mi
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	44d	1	0.64mi
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	14d	1	1.03mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	14d	6	1.05mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	14d	24	1.15mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	44d	1	1.22mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	14d	1	1.23mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	44d	1	1.31mi
3700 Riviera Eugene, OR	2.0	2.0	968	$1,662	$1.72	14d	2	1.44mi

Listing history 18 events

1. 2026-06-16
   status $120,000 Pending 80 DOM
2. 2026-06-15
   days on market $120,000 Active 80 DOM
3. 2026-06-14
   days on market $120,000 Active 78 DOM
4. 2026-06-10
   days on market $120,000 Active 75 DOM
5. 2026-06-09
   days on market $120,000 Active 74 DOM
6. 2026-06-08
   days on market $120,000 Active 73 DOM
7. 2026-06-07
   days on market $120,000 Active 72 DOM
8. 2026-06-03
   days on market $120,000 Active 68 DOM
9. 2026-06-02
   days on market $120,000 Active 67 DOM
10. 2026-06-01
    days on market $120,000 Active 66 DOM
11. 2026-05-31
    days on market $120,000 Active 65 DOM
12. 2026-05-30
    days on market $120,000 Active 64 DOM
13. 2026-04-22
    price $129,000 711-char remark

    Show marketing remark (711 chars)

    Located in the desirable Woodland Park Estates. Amenities galore ! Including Indoor Pool & Hot Tub, clubhouse, library, basketball court, multiple parks, playground, fitness center and well maintained gated community. All ages are welcome. Fall in love with this charming 3 bedroom, 2 full bathroom home. Nice separation of space with the large Primary suite located opposite from the other two bedrooms. New tub/ shower surround in the primary suite. Kitchen is open to the living room. Appliances included. New water heater and kitchen faucet. Large, fully fenced backyard. Beautiful Willow, Cherry, and Plum trees. Abundance of flowers, herbs, and raised garden beds. Long driveway with detached storage.

14. 2026-03-27
    status Active 711-char remark

    Show marketing remark (711 chars)

    Located in the desirable Woodland Park Estates. Amenities galore ! Including Indoor Pool & Hot Tub, clubhouse, library, basketball court, multiple parks, playground, fitness center and well maintained gated community. All ages are welcome. Fall in love with this charming 3 bedroom, 2 full bathroom home. Nice separation of space with the large Primary suite located opposite from the other two bedrooms. New tub/ shower surround in the primary suite. Kitchen is open to the living room. Appliances included. New water heater and kitchen faucet. Large, fully fenced backyard. Beautiful Willow, Cherry, and Plum trees. Abundance of flowers, herbs, and raised garden beds. Long driveway with detached storage.

15. 2017-11-27
    soldstatus $44,500 Sold 400-char remark

    Show marketing remark (400 chars)

    Great family home in Woodland Park Estates which sits on a large lot with hard to find large fully fenced yard. This home features vaulted ceilings, great room and master suite with separation of space. Park has wonderful amenities including a pool, hot tub, weight room, billiards room, gated RV and boat storage, clubhouse and numerous park/common areas. Buyers must be approved by Park Management.

16. 2017-10-25
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Great family home in Woodland Park Estates which sits on a large lot with hard to find large fully fenced yard. This home features vaulted ceilings, great room and master suite with separation of space. Park has wonderful amenities including a pool, hot tub, weight room, billiards room, gated RV and boat storage, clubhouse and numerous park/common areas. Buyers must be approved by Park Management.

17. 2017-10-23
    price $47,500 400-char remark

    Show marketing remark (400 chars)

    Great family home in Woodland Park Estates which sits on a large lot with hard to find large fully fenced yard. This home features vaulted ceilings, great room and master suite with separation of space. Park has wonderful amenities including a pool, hot tub, weight room, billiards room, gated RV and boat storage, clubhouse and numerous park/common areas. Buyers must be approved by Park Management.

18. 2017-10-09
    listed $50,000 Active 400-char remark

    Show marketing remark (400 chars)

    Great family home in Woodland Park Estates which sits on a large lot with hard to find large fully fenced yard. This home features vaulted ceilings, great room and master suite with separation of space. Park has wonderful amenities including a pool, hot tub, weight room, billiards room, gated RV and boat storage, clubhouse and numerous park/common areas. Buyers must be approved by Park Management.

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$413/yr (+$34/mo · 55.0%)

ⓘ 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) · 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: $24,626
• − Mortgage interest: −$6,722
• − Property taxes: −$751
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$3,491
• Taxable income: $8,325
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $7,757/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

+158.0% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $129,000 RMLS
• 2026-03-27 Relisted — RMLS
• 2017-11-27 Sold (MLS) $44,500 RMLS
• 2017-10-25 Pending — RMLS
• 2017-10-23 Price Changed $47,500 RMLS
• 2017-10-09 Listed $50,000 RMLS

Property tax history

+2.9%/yr

Latest (2025): $751 · +2.5% YoY. Source: county tax records.