Eugene-Springfield, OR
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
expensive
Price to income
5.71×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Oregon
- 5.66×
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
29.2%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Oregon
- 25.3%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
3.33%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Oregon
- 2.91%+0.41
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.07%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Oregon
- 0.16%
- vs U.S.
- 0.03%+0.04
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
3.90
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Oregon
- 3.73+0.17
- vs U.S.
- 3.52+0.38
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
5.0%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Oregon
- 5.0%=
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+40.8%
homeValues.yearOverYear
+3.9%
Median home value
$395,800
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,286 | $15,432 | 22.3% |
| 2 BR | $1,688 | $20,256 | 29.2% |
| 3 BR | $2,348 | $28,176 | 40.7% |
Labor market direction
Unemployment
5.0%
Median household income
$69,311
What's being built
Total TTM
1,492
+15.1% YoY
Single-family
682
2–4 unit
52
5+ unit
758
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Lane County | 382,218 | $395,800 | $69,311 | 1,492 | +15.1% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Eugene | 382,218 | $69,311 | 5.71× | 3.33% | +40.8% | 3.90 | 5.0% |
| Davenport-Moline-Rock Island, IA-IL | 382,983 | $71,925 | — | — | +41.9% | — | 5.1% |
| Peoria, IL | 401,702 | $70,872 | — | — | +44.9% | — | 5.6% |
| Beaumont-Port Arthur, TX | 396,279 | $65,245 | — | — | +33.7% | — | 5.2% |
| Canton-Massillon, OH | 400,960 | $65,666 | — | — | +53.1% | — | 4.4% |
| Fort Wayne, IN | 419,715 | $69,378 | — | — | +65.4% | — | 2.5% |
Where people are moving in from
Net migration
+259
+0.07% of population
| Origin county | Tax returns |
|---|---|
| Multnomah County, OR | 490 |
| Linn County, OR | 356 |
| Deschutes County, OR | 297 |
| Douglas County, OR | 294 |
| Washington County, OR | 284 |
| Marion County, OR | 280 |
Who lives in Eugene
- Median age
- 40
- Bachelor's+
- 33.4%
- Owner-occupancy
- 59.4%
- Vacancy rate
- 5.2%
- Rent burdened (30%+)
- 50.8%
- Median household income
- $69,311
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.