91299 Tarheel Ln · Barview, OR 97420

$65,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 4 Days on market

Built 1936 0.60 ac lot

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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 +7.5/15.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits, situated on a spacious 0.60-acre lot with city utilities, this property offers a chance to start fresh and create something new. The existing 960 sq. ft. home is a tear down; NO ACCESS TO THE HOME, IT IS UNSAFE. Value is in the land. Conveniently located within 3 miles of Charleston Marina for fishing and coastal recreation, less than 5 miles to the beach, and just a few miles from local grocery stores and everyday conveniences. Bring your vision and explore the potential this property has to offer. CASH ONLY. Schedule your showing with your favorite agent today!

Key facts

• City utilities
• 0.60-acre lot
• Local grocery stores

Tags

• 0.60-ACRE LOT
• CITY UTILITIES
• CHARLESTON MARINA
• LOCAL GROCERY STORES

Property features AI

Exterior

• Parking: Driveway; RV parking available
• Utilities: Electricity; Public water; Public sewer
• Home design: Single-family residence; Residential property; Resale; Main level living
• Construction: Built in 1936
• Exterior features: T-111 siding

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom (main level); Second bedroom
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Wood stove heating; No central air
• Interior features: Family room; Great room; Dining room; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 23.7% vs local median 4.1% in Barview — 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 63/100 on livability (#230 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D+, amenities F.
• Coos Bay SD 9 (town): math 22% / reading 39% proficiency, ranked #45 of 58 in OR (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshfield Senior High School (math 17% / reading 54%, grade F, #89 of 143 statewide, top 62%, 835 students, 31% FRL) — zoned schools average 31% FRL vs 55% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 342 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coos County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $65k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.69% ✓
• Cap rate: 23.74%
• Cash-on-cash: 62.32%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $132,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64227 Braley Rd	0.22mi	2/1.0	872 (-9%)	1mo	$110,000	$126	74
91136 Seaview Ln	0.43mi	1/1.0 (-1)	885 (-8%)	1mo	$160,000	$181	62
64335 Roy Rd	0.39mi	2/1.0	980 (+2%)	23mo	$135,000	$138	59
63973 Wallace Rd	0.70mi	1/1.0 (-1)	992 (+3%)	19mo	$100,000	$101	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 66.8%
• Equity multiple: 4.24×
• Total profit: $58,939
• Equity at exit: $9,692

10-year hold

• IRR: 72.6%
• Equity multiple: 10.40×
• Total profit: $171,041
• Equity at exit: $5,620

Cash invested: $18,200 (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 97420

• Rents YoY: 8.7%
• Active inventory: 342
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $945

Break-even live

Break-even rent $555

Max offer price $65,000

Occupancy floor 41%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91355 Lowell Ln Coos Bay, OR	2.0	1.0	600	$2,095	$3.49	44d	1	0.38mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $65,000 Pending 4 DOM
2. 2026-06-03
   days on market $65,000 Active 2 DOM
3. 2026-06-01
   remarks 589-char remark
4. 2026-06-01
   listed $65,000 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: $845 · $70/mo
• Projected year-2 tax: $845 · $70/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥74°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,015
• − Mortgage interest: −$3,641
• − Property taxes: −$845
• − Insurance: −$325
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$1,891
• Taxable income: $10,951
• Est. tax owed @ 24.0%: −$2,628
• After-tax cash flow: $8,714/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: Coos Bay SD 9
• NCES district ID: 4103660
• Math proficiency: 22% ▼ -6.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $38,630
• Composite: 25.46/100
• National rank: #7450
• State rank: #45 of 58 in OR

Livability — Barview

• Score: 63/100
• State rank: #230
• US rank: #15585

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coos County · 27,621 people
• Metro: Coos Bay, OR
• Population (ZIP): 27,621
• Household income: $61,574
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 799.0

Population outlook (Coos County) Hauer SSP2

• Today (2025): 62,222 people
• By 2030: 61,120 · -1.8%
• By 2040: 58,478 · -6.0%
• By 2050: 56,819 · -8.7%
• By 2075: 54,915 · -11.7%
• By 2100: 51,403 · -17.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Coos

• 2024 margin: R (+19.9) · D 38.7% · R 58.5% · Other 2.8%
• 2008→2024 swing: -16.8pp toward R · 2008: -3.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+20.5 2016: R+24.3 2012: R+6.3 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -315.58%
• Current HPI: 198.3249
• Rent YoY: ▲ 8.65%
• Metro: Coos Bay, 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

+159.8% since first listed

2 events — show timeline

• 2026-06-01 Listed $65,000 RMLS
• 1996-11-14 Sold (Public Records) $25,019 Public Records

Property tax history

+5.2%/yr

Latest (2025): $845 · +2.5% YoY. Source: county tax records.