1199 N Terry St #165 · Eugene, OR 97402

$75,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 4 Days on market

Built 1982 Est $65k · 16% over

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Why this score? — see what drove the C+ 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
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 66x14 manufactured home in developed park. Owner out of state. Please allow for longer response time. Will consider all offers.

Key facts

• Open concept kitchen
• Vinyl flooring
• Indoor swimming pool

Tags

• SPLIT BEDROOM FLOOR PLAN
• OPEN CONCEPT KITCHEN
• WALK-IN SHOWER
• VINYL FLOORING
• MULTIPLE PARKING OPTIONS
• INDOOR SWIMMING POOL

Property features AI

Finance

• Other: Property sold without land (no land included in sale); Located in Daneland Mobile Home Park
• HOA & community: Monthly space fee of $975 includes water, garbage, Comcast TV package, pool, hot tub, exercise room, kitchen, library, and grounds maintenance; Community offers management, meeting room, trash service, and organized social activities

Exterior

• Parking: Carport; Driveway; RV/boat storage
• Utilities: Electric fuel; Public water; Public sewer; Cable internet available
• Home design: Manufactured home in a park; Single-story; Resale condition; No view
• Construction: Built in 1982; Skirting foundation; Composition roof
• Exterior features: Deck; Porch; Tool shed; Aluminum exterior

Interior

• Kitchen: Built-in oven; Dishwasher; Free-standing refrigerator; Kitchen island
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Mini-split heating; Mini-split cooling
• Interior features: Accessible approach with ramp; One-level living; Accessible parking; Walk-in shower; Washer/Dryer included; Aluminum framed windows; Crawl space
• Laundry & utility: Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 21.6% 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-.
• 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 37% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $10k; list at $75k implies a 658% 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 $75,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.37% ✓
• Cap rate: 21.57%
• Cash-on-cash: 54.57%
• DSCR: 3.43
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $64,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1199 N Terry St #258	0.00mi	2/1.0	924 (0%)	0mo	$64,900	$70	100
1199 N Terry St #248	0.00mi	2/1.0	924 (0%)	3mo	$71,000	$77	98
1199 N Terry St	0.05mi	2/1.0	924 (0%)	3mo	$81,000	$88	95
1199 N Terry St #315	0.00mi	2/2.0	960 (+4%)	9mo	$75,000	$78	82
4900 Royal Ave #13	0.39mi	2/1.0	924 (0%)	0mo	$36,500	$40	82
1400 Candlelight Dr #226	0.39mi	2/1.0	924 (0%)	2mo	$48,000	$52	80
1199 N Terry St #264	0.00mi	2/1.0	840 (-9%)	7mo	$52,000	$62	79
4900 Royal Ave #56	0.39mi	2/1.0	924 (0%)	5mo	$51,000	$55	78
4800 Barger Dr #80	0.53mi	2/1.0	924 (0%)	7mo	$77,000	$83	69
4800 Barger Dr #76	0.53mi	2/1.0	924 (0%)	8mo	$59,000	$64	69
4900 Royal Ave	0.39mi	3/2.0 (+1)	924 (0%)	9mo	$26,000	$28	66
4800 Barger Dr #25	0.53mi	2/2.0	924 (0%)	7mo	$70,000	$76	65

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: 47.0%
• Equity multiple: 3.00×
• Total profit: $41,957
• Equity at exit: $11,183

10-year hold

• IRR: 52.1%
• Equity multiple: 5.74×
• Total profit: $99,510
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$393
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $889

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 45%

Sensitivity live

Price	-10% $931	-5% $910	+0% $889	+5% $867	+10% $846
Rent	-10% $748	-5% $818	+0% $889	+5% $959	+10% $1,029
Rate	-1.0pp $926	-0.5pp $908	base $889	+0.5pp $869	+1.0pp $849

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Lamplite Ln Eugene, OR	3.0	1.0	912	$1,895	$2.08	45d	1	0.31mi
573 Hanover St Eugene, OR	2.0	1.0	775	$1,495	$1.93	45d	1	0.87mi
543 Hanover St Eugene, OR	2.0	1.0	710	$1,725	$2.43	15d	1	0.89mi
4478 Fergus Ave Eugene, OR	3.0	1.5	1120	$1,695	$1.51	45d	1	0.94mi
4175 Quest Dr Eugene, OR	1.0–3.0	1.0–2.0	983	$1,710	$1.74	15d	6	1.28mi
4175 Wagner St Eugene, OR	1.0–2.0	1.0	743	$1,645	$2.21	15d	1	1.30mi
4075 Aerial Way Eugene, OR	1.0–2.0	1.0–2.0	847	$2,155	$2.54	15d	24	1.39mi

Listing history 3 events

1. 2026-06-21
   days on market $75,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $75,000 Active 1 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: $328 · $27/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$400/yr (+$33/mo · 122.0%)

ⓘ 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: $21,370
• − Mortgage interest: −$4,201
• − Property taxes: −$328
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$2,182
• Taxable income: $10,068
• Est. tax owed @ 24.0%: −$2,416
• After-tax cash flow: $8,246/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

+588.1% since first listed

4 events — show timeline

• 2026-06-17 Listed $75,000 RMLS
• 2005-08-17 Sold (MLS) $9,900 RMLS
• 2005-08-02 Delisted — RMLS
• 2005-03-18 Listed $10,900 RMLS

Property tax history

+4.7%/yr

Latest (2025): $328 · +2.5% YoY. Source: county tax records.