3355 N Delta Hwy #181 · Eugene, OR 97408

$159,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured public records · 49 Days on market

Built 1990 $118/sqft · waterfront premium

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Attractive Fuqua manufactured home. Home only; does not include land. Includes use of fantastic club house & pool facility. Golf course & shopping close by. Extra large, beautiful lot. Vaults & skylights. Recently painted in & out & new carpet.

Key facts

• Garage
• Built 1990
• Listed 49 days

Property features AI

Finance

• Other: Unit dimensions approximately 54 ft long by 25 ft wide; Main level living area approximately 1,377
• Financial info: Land lease in effect (expires January 1, 2050); Monthly lot rent
• HOA & community: Located in Lake Ridge park; Lot rent paid monthly

Exterior

• Parking: Carport (extra deep) plus driveway; One parking space
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in park (not attached); Single-story (main level living); Built in 1990; Fuqua manufacturer; No view
• Construction: Composition roof; Lap siding; Built 1990
• Exterior features: Raised garden beds; Sprinkler system; Tool shed; Yard; Lap siding; Paved road access; Gated park commons; On bus line

Interior

• Kitchen: Dishwasher; Disposal; Free‑standing range; Free‑standing refrigerator; Pantry; Eat bar
• Bedrooms: Primary bedroom on main level with ensuite, walk-in shower and soaking tub; Second bedroom on main level; Third bedroom on main level
• Flooring: Laminate flooring in kitchen and living areas; Wall-to-wall carpet in primary bedroom; Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: Laundry; Skylights; Soaking tub; Vaulted ceilings; Vinyl window frames; Luxury vinyl plank flooring
• Laundry & utility: Main level utility/laundry room (approx. 7 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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-.
• 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); 100 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $160k implies a 176% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.44% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.64%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (median comp): $96,110
• List price: $159,900
• Delta: 66.37%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3355 N Delta Hwy #128	0.00mi	3/2.0	1,200 (-11%)	5mo	$153,500	$128	77
1475 Green Acres Rd #06	0.33mi	2/2.0 (-1)	1,340 (-1%)	8mo	$125,000	$93	72
3355 N Delta Hwy #140	0.00mi	3/2.0	1,530 (+13%)	8mo	$176,000	$115	72
3355 N Delta Hwy #97	0.00mi	2/2.0 (-1)	1,512 (+12%)	7mo	$175,000	$116	69
3355 N Delta Hwy #13	0.00mi	3/2.0	1,550 (+15%)	8mo	$196,900	$127	68
1475 Green Acres Rd #158	0.33mi	2/2.0 (-1)	1,345 (-0%)	12mo	$45,900	$34	68
1475 Green Acres Rd #157	0.33mi	2/2.0 (-1)	1,464 (+8%)	0mo	$23,000	$16	65
3355 N Delta Hwy #130	0.00mi	2/2.0 (-1)	1,188 (-12%)	12mo	$188,000	$158	65
1475 Green Acres Rd #40	0.33mi	2/2.0 (-1)	1,440 (+7%)	11mo	$69,900	$49	59
1475 Green Acres Rd #34	0.33mi	2/2.0 (-1)	1,248 (-8%)	10mo	$65,000	$52	59
1475 Green Acres Rd #58	0.33mi	2/2.0 (-1)	1,152 (-15%)	9mo	$59,000	$51	47
1475 Green Acres Rd #162	0.33mi	2/2.0 (-1)	1,533 (+14%)	12mo	$176,500	$115	47

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $21,223
• Equity at exit: $23,842

10-year hold

• IRR: 21.6%
• Equity multiple: 2.92×
• Total profit: $85,886
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,308 high
• Mortgage (P&I): −$839
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $704

Break-even live

Break-even rent $1,418

Max offer price $159,900

Occupancy floor 65%

Sensitivity live

Price	-10% $794	-5% $749	+0% $704	+5% $658	+10% $613
Rent	-10% $521	-5% $612	+0% $704	+5% $795	+10% $886
Rate	-1.0pp $784	-0.5pp $744	base $704	+0.5pp $662	+1.0pp $620

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3328 Lake Glenn Dr Eugene, OR	2.0	1.0	1114	$1,800	$1.62	44d	1	0.26mi
1440 John Day Dr Eugene, OR	1.0–3.0	1.0–2.5	1050	$2,949	$2.81	14d	38	0.43mi
1367 Umpqua Ave Eugene, OR	1.0–2.0	1.0–2.0	850	$2,675	$3.15	14d	46	0.64mi
2517 Quebec St Eugene, OR	3.0	2.0	1246	$2,195	$1.76	44d	1	0.70mi
2300 Norkenzie Rd Eugene, OR	2.0	1.5	980	$1,445	$1.47	44d	1	0.77mi
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
1877 Brewer Ave Eugene, OR	3.0–4.0	1.0–1.5	1102	$1,649	$1.50	14d	2	0.94mi
2423 Benson Ln Eugene, OR	3.0	2.0	1525	$2,800	$1.84	22d	1	0.95mi
2459 Lakeview Dr Eugene, OR	1.0–3.0	1.0–2.0	966	$2,039	$2.11	14d	24	0.95mi
3610 Goodpasture Loop Eugene, OR	1.0–2.0	1.0–2.0	802	$2,299	$2.87	14d	15	0.96mi
2948 Matt Dr Eugene, OR	2.0	2.0	1005	$1,850	$1.84	44d	1	0.96mi
3570 Goodpasture Loop Eugene, OR	2.0	2.0	1000	$1,999	$2.00	44d	1	0.97mi
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
1500 Norkenzie Rd #67 Eugene, OR	3.0	1.5	1210	$2,395	$1.98	44d	1	1.41mi
1150 Darlene Ln Eugene, OR	1.0–2.0	1.0–2.5	924	$2,285	$2.47	14d	16	1.44mi
1485 Perdue Loop Eugene, OR	2.0	2.0	1484	$2,295	$1.55	14d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $159,900 Active 49 DOM
2. 2026-06-17
   days on market $159,900 Active 48 DOM
3. 2026-06-16
   days on market $159,900 Active 47 DOM
4. 2026-06-15
   days on market $159,900 Active 46 DOM
5. 2026-06-14
   days on market $159,900 Active 44 DOM
6. 2026-06-13
   days on market $159,900 Active 43 DOM
7. 2026-06-10
   days on market $159,900 Active 41 DOM
8. 2026-06-09
   days on market $159,900 Active 40 DOM
9. 2026-06-08
   days on market $159,900 Active 39 DOM
10. 2026-06-07
    days on market $159,900 Active 38 DOM
11. 2026-06-05
    days on market $159,900 Active 35 DOM
12. 2026-06-03
    days on market $159,900 Active 34 DOM
13. 2026-06-02
    days on market $159,900 Active 33 DOM
14. 2026-06-01
    days on market $159,900 Active 32 DOM
15. 2026-06-01
    remarks 699-char remark
16. 2026-06-01
    price $159,900 Active 31 DOM
17. 2026-05-31
    days on market $175,000 Active 31 DOM
18. 2026-05-30
    days on market $175,000 Active 30 DOM
19. 2026-05-15
    price $175,000 692-char remark
20. 2026-04-30
    listed $185,000 Active 692-char remark
21. 2007-04-02
    soldstatus $58,000 264-char remark

    Show marketing remark (264 chars)

    Attractive Fuqua manufactured home. Home only; does not include land. Includes use of fantastic club house & pool facility. Golf course & shopping close by. Extra large, beautiful lot. Vaults & skylights. Recently painted in & out & new carpet.

22. 2007-03-15
    historical 264-char remark

    Show marketing remark (264 chars)

    Attractive Fuqua manufactured home. Home only; does not include land. Includes use of fantastic club house & pool facility. Golf course & shopping close by. Extra large, beautiful lot. Vaults & skylights. Recently painted in & out & new carpet.

23. 2006-11-13
    listed $65,000 264-char remark

    Show marketing remark (264 chars)

    Attractive Fuqua manufactured home. Home only; does not include land. Includes use of fantastic club house & pool facility. Golf course & shopping close by. Extra large, beautiful lot. Vaults & skylights. Recently painted in & out & new carpet.

24. 2005-02-28
    soldstatus $59,900

    Show marketing remark (230 chars)

    Location, location. 55+ community. wonderful club house & pool facility. Near great golf course and all shopping. Lovingly maintained one-owner Fugua Manufactured home. No land ownership but large lot with beautiful plantings.

25. 2005-01-21
    historical

    Show marketing remark (230 chars)

    Location, location. 55+ community. wonderful club house & pool facility. Near great golf course and all shopping. Lovingly maintained one-owner Fugua Manufactured home. No land ownership but large lot with beautiful plantings.

26. 2004-04-26
    listed $59,900

    Show marketing remark (230 chars)

    Location, location. 55+ community. wonderful club house & pool facility. Near great golf course and all shopping. Lovingly maintained one-owner Fugua Manufactured home. No land ownership but large lot with beautiful plantings.

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/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: $27,701
• − Mortgage interest: −$8,957
• − Property taxes: −$1,781
• − Insurance: −$1,597
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$4,652
• Taxable income: $6,283
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $6,936/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

+166.9% since first listed

10 events — show timeline

• 2026-05-31 Price Changed $159,900 RMLS
• 2026-05-31 Price Changed $160,000 RMLS
• 2026-05-15 Price Changed $175,000 RMLS
• 2026-04-30 Listed $185,000 RMLS
• 2007-04-02 Sold (MLS) $58,000 RMLS
• 2007-03-15 Delisted — RMLS
• 2006-11-13 Listed $65,000 RMLS
• 2005-02-28 Sold (MLS) $59,900 RMLS
• 2005-01-21 Delisted — RMLS
• 2004-04-26 Listed $59,900 RMLS

Property tax history

+3.2%/yr

Latest (2025): $1,781 · +1.3% YoY. Source: county tax records.