91788 Alderwood Ln · Bunker Hill, OR 97420

$175,000

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 21 Days on market

Built 1994 6.27 ac lot

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sumner area with 1994 3 bd, 2 bath home on over 6 acres under $80,000, unheard of, with creek, privacy, and 3 parcels!!!!!!!!!!!!

Key facts

• Septic
• Existing well
• 3 tax lots

Tags

• PRIVATE NEARLY 7 ACRE
• 3 TAX LOTS
• EXISTING WELL
• SEPTIC
• POWER ALREADY IN PLACE
• DETACHED SHOP STORAGE BUILDING

Property features AI

Finance

• Other: Lot approximately 6.27 acres; Multiple parcel numbers; Not in a land-lease community; Zoning: F

Exterior

• Parking: Detached 2-car garage; RV access/parking
• Utilities: Electricity; Well water; Septic tank
• Home design: Manufactured home on real property; Residential property; Fixer condition; Single-story (main level living); Property faces a creek/stream view
• Construction: Built in 1994; Skirting foundation
• Exterior features: RV parking and RV/boat storage; Tool shed; T-111 siding; Composition roof; Creek/stream on the property; Gravel road access

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom (Main level); 2nd bedroom (Main level); 3rd bedroom (Main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No central air
• Interior features: Crawl space basement; Dining room; Family room; Living room; Great room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.4% in Bunker Hill — 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 67/100 on livability (#171 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute 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); 344 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $80k; list at $175k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.31×
• Total profit: $15,383
• Equity at exit: $26,093

10-year hold

• IRR: 20.7%
• Equity multiple: 3.14×
• Total profit: $104,975
• Equity at exit: $15,131

Cash invested: $49,000 (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 97420

• Rents YoY: 8.7%
• Active inventory: 344
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $517

Break-even live

Break-even rent $1,395

Max offer price $175,000

Occupancy floor 70%

Sensitivity live

Price	-10% $616	-5% $567	+0% $517	+5% $468	+10% $418
Rent	-10% $355	-5% $436	+0% $517	+5% $598	+10% $679
Rate	-1.0pp $605	-0.5pp $562	base $517	+0.5pp $472	+1.0pp $426

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $175,000 Active 21 DOM
2. 2026-06-19
   days on market $175,000 Active 19 DOM
3. 2026-06-18
   days on market $175,000 Active 18 DOM
4. 2026-06-17
   days on market $175,000 Active 17 DOM
5. 2026-06-16
   days on market $175,000 Active 16 DOM
6. 2026-06-15
   days on market $175,000 Active 15 DOM
7. 2026-06-14
   days on market $175,000 Active 13 DOM
8. 2026-06-12
   days on market $175,000 Active 12 DOM
9. 2026-06-09
   days on market $175,000 Active 9 DOM
10. 2026-06-08
    days on market $175,000 Active 8 DOM
11. 2026-06-07
    days on market $175,000 Active 7 DOM
12. 2026-06-07
    days on market $175,000 Active 6 DOM
13. 2026-06-03
    days on market $175,000 Active 3 DOM
14. 2026-06-03
    status $175,000 Active 2 DOM
15. 2026-05-29
    status Pending
16. 2026-05-27
    listed $175,000 Active
17. 2004-01-26
    soldstatus $79,500 129-char remark

    Show marketing remark (129 chars)

    Sumner area with 1994 3 bd, 2 bath home on over 6 acres under $80,000, unheard of, with creek, privacy, and 3 parcels!!!!!!!!!!!!

18. 2004-01-26
    soldstatus $1,000

    Show marketing remark (129 chars)

    Sumner area with 1994 3 bd, 2 bath home on over 6 acres under $80,000, unheard of, with creek, privacy, and 3 parcels!!!!!!!!!!!!

19. 2004-01-26
    soldstatus $79,700

    Show marketing remark (129 chars)

    Sumner area with 1994 3 bd, 2 bath home on over 6 acres under $80,000, unheard of, with creek, privacy, and 3 parcels!!!!!!!!!!!!

20. 2003-08-05
    historical 129-char remark

    Show marketing remark (129 chars)

    Sumner area with 1994 3 bd, 2 bath home on over 6 acres under $80,000, unheard of, with creek, privacy, and 3 parcels!!!!!!!!!!!!

21. 2003-07-25
    listed $79,500 129-char remark

    Show marketing remark (129 chars)

    Sumner area with 1994 3 bd, 2 bath home on over 6 acres under $80,000, unheard of, with creek, privacy, and 3 parcels!!!!!!!!!!!!

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$360/yr (+$30/mo · 26.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥81°F today · 19 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: $24,597
• − Mortgage interest: −$9,803
• − Property taxes: −$1,337
• − Insurance: −$875
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$5,091
• Taxable income: $3,556
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $5,353/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 — Bunker Hill

• Score: 67/100
• State rank: #171
• US rank: #10322

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C 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

+120.1% since first listed

7 events — show timeline

• 2026-05-29 Pending — RMLS
• 2026-05-27 Listed $175,000 RMLS
• 2004-01-26 Sold (Public Records) $79,700 Public Records
• 2004-01-26 Sold (Public Records) $1,000 Public Records
• 2004-01-26 Sold (MLS) $79,500 RMLS
• 2003-08-05 Delisted — RMLS
• 2003-07-25 Listed $79,500 RMLS

Property tax history

+4.2%/yr

Latest (2025): $1,337 · +1.7% YoY. Source: county tax records.