2350 N Terry St #55 · Eugene, OR 97402

$107,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 270 Days on market

Built 1995 Est $153k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This spacious and well laid out home has just been finished being remodeled. Huge master bedroom with private bath and walk-in closet, big additional bedrooms, large den/office could be a 4th bedroom. This great home even has an attached single car garage! Call today to view before it's gone! Home only/no land. Buyer must qualify with park.

Key facts

• Walk-in closet
• En-suite bathroom
• Garage

Tags

• BRIGHT AND AIRY FLOOR PLAN
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• DEDICATED LAUNDRY ROOM
• FULLY FENCED BACKYARD
• ONE-CAR ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $107k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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.
• Zoned schools: Shasta Middle School (math 12% / reading 37%, grade F, #108 of 128 statewide, top 89%, 392 students, 66% 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); 297 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $740 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $35k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $107k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 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. 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: 2.06% ✓
• Cap rate: 18.08%
• Cash-on-cash: 42.10%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $152,712
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 N Terry St #55	0.00mi	3/2.0	1,508 (-0%)	1mo	$95,000	$63	99
2350 N Terry St #39	0.00mi	4/2.0 (+1)	1,512 (0%)	17mo	$132,500	$88	81
2350 N Terry St #88	0.36mi	3/2.0	1,512 (0%)	3mo	$152,000	$101	81
2350 N Terry St #108	0.00mi	2/2.0 (-1)	1,586 (+5%)	17mo	$129,000	$81	73
2333 N Terry St	0.12mi	4/2.0 (+1)	1,512 (0%)	22mo	$152,400	$101	71
2350 N Terry St #103	0.00mi	3/2.0	1,323 (-12%)	15mo	$125,000	$94	66
2333 N Terry St #45	0.15mi	4/2.0 (+1)	1,458 (-4%)	20mo	$160,000	$110	65
2350 N Terry St #85	0.36mi	3/2.0	1,620 (+7%)	11mo	$165,000	$102	62
5228 Harvest Loop	0.72mi	3/2.0	1,512 (0%)	13mo	$332,000	$220	56

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: 34.1%
• Equity multiple: 2.41×
• Total profit: $42,312
• Equity at exit: $15,954

10-year hold

• IRR: 40.2%
• Equity multiple: 4.52×
• Total profit: $105,395
• Equity at exit: $9,251

Cash invested: $29,960 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$561
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $985

Break-even live

Break-even rent $956

Max offer price $107,000

Occupancy floor 50%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2204 Assumption St Eugene, OR	4.0	2.0	1488	$2,300	$1.55	21d	1	0.40mi
2077 Lemuria St Eugene, OR	4.0	2.0	1400	$1,995	$1.43	44d	1	0.48mi
2083 Amirante St Eugene, OR	3.0	2.0	1250	$2,295	$1.84	21d	1	0.48mi
2106 Golden Gardens St Eugene, OR	3.0	1.0	1410	$1,995	$1.41	44d	1	0.88mi
1635 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,100	$1.36	13d	1	1.05mi
1625 Hamlet Ln Eugene, OR	3.0	2.5	1548	$2,395	$1.55	21d	1	1.06mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$2,095	$2.13	13d	6	1.42mi

Listing history 18 events

1. 2026-04-16
   status Pending
2. 2026-03-12
   status Active
3. 2026-02-12
   status Pending
4. 2026-02-12
   historical Active with Bumpable Contingency
5. 2026-02-02
   status Active
6. 2026-01-27
   status Pending
7. 2026-01-24
   historical Active with Bumpable Contingency
8. 2026-01-06
   price $107,000
9. 2025-12-12
   status Active
10. 2025-12-04
    status Pending
11. 2025-10-16
    price $115,000
12. 2025-09-26
    price $104,500
13. 2025-08-09
    price $109,000
14. 2025-06-23
    price $129,000
15. 2025-06-08
    listed $142,000 Active
16. 2013-06-13
    soldstatus $34,500 Sold 342-char remark

    Show marketing remark (342 chars)

    This spacious and well laid out home has just been finished being remodeled. Huge master bedroom with private bath and walk-in closet, big additional bedrooms, large den/office could be a 4th bedroom. This great home even has an attached single car garage! Call today to view before it's gone! Home only/no land. Buyer must qualify with park.

17. 2013-05-30
    status Pending 342-char remark

    Show marketing remark (342 chars)

    This spacious and well laid out home has just been finished being remodeled. Huge master bedroom with private bath and walk-in closet, big additional bedrooms, large den/office could be a 4th bedroom. This great home even has an attached single car garage! Call today to view before it's gone! Home only/no land. Buyer must qualify with park.

18. 2013-04-07
    listed $41,900 Active 342-char remark

    Show marketing remark (342 chars)

    This spacious and well laid out home has just been finished being remodeled. Huge master bedroom with private bath and walk-in closet, big additional bedrooms, large den/office could be a 4th bedroom. This great home even has an attached single car garage! Call today to view before it's gone! Home only/no land. Buyer must qualify with park.

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$37/yr (+$3/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,433
• − Mortgage interest: −$5,994
• − Property taxes: −$1,000
• − Insurance: −$1,332
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$3,113
• Taxable income: $10,764
• Est. tax owed @ 24.0%: −$2,583
• After-tax cash flow: $9,232/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

+155.4% since first listed

18 events — show timeline

• 2026-04-16 Pending — RMLS
• 2026-03-12 Relisted — RMLS
• 2026-02-12 Pending — RMLS
• 2026-02-12 Contingent — RMLS
• 2026-02-02 Relisted — RMLS
• 2026-01-27 Pending — RMLS
• 2026-01-24 Contingent — RMLS
• 2026-01-06 Price Changed $107,000 RMLS
• 2025-12-12 Relisted — RMLS
• 2025-12-04 Pending — RMLS
• 2025-10-16 Price Changed $115,000 RMLS
• 2025-09-26 Price Changed $104,500 RMLS
• 2025-08-09 Price Changed $109,000 RMLS
• 2025-06-23 Price Changed $129,000 RMLS
• 2025-06-08 Listed $142,000 RMLS
• 2013-06-13 Sold (MLS) $34,500 RMLS
• 2013-05-30 Pending — RMLS
• 2013-04-07 Listed $41,900 RMLS

Property tax history

+4.2%/yr

Latest (2025): $1,000 · +2.6% YoY. Source: county tax records.