396 N Wall St · Coos Bay, OR 97420

$135,000

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 68 Days on market

Built 1940 $132/sqft · 41% below area Est $229k · 41% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +4.7/5.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is selling property with occupant. Please do not disturb the tenant. Fixer! Bring your tools and ideas!

Key facts

• Garage
• Built 1940
• Listed 68 days

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$229,236) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.2% in Coos Bay — 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 61/100 on livability (#257 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools D, crime F, 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.
• Market conditions: Rents rising fast (+8.7%/yr); 342 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• This rent runs 33% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 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 $105k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $229,236
• List price: $135,000
• Delta: -41.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 N Wall St	0.02mi	3/1.0 (+1)	1,100 (+7%)	4mo	$340,000	$309	79
298 N Wasson St	0.12mi	3/1.0 (+1)	960 (-6%)	3mo	$333,400	$347	76
381 N Empire Blvd	0.08mi	2/1.0	880 (-14%)	12mo	$106,000	$120	63
426 Ackerman Ave	0.40mi	2/1.0	912 (-11%)	2mo	$240,000	$263	61
565 N Cammann St	0.22mi	3/1.0 (+1)	1,140 (+11%)	14mo	$305,000	$268	54
856 Pacific Ave	0.71mi	3/1.0 (+1)	1,032 (+1%)	9mo	$249,999	$242	53
1030 Augustine Ave	0.71mi	3/1.0 (+1)	1,024 (-0%)	12mo	$281,000	$274	52
1025 Garfield Ave	0.71mi	3/1.0 (+1)	960 (-6%)	0mo	$299,000	$311	51
935 Fenwick	0.70mi	3/1.0 (+1)	1,036 (+1%)	12mo	$259,000	$250	51
1163 Michigan Ave	0.53mi	3/1.0 (+1)	1,107 (+8%)	10mo	$275,750	$249	49
980 Augustine Ave	0.67mi	3/2.0 (+1)	1,056 (+3%)	9mo	$324,900	$308	47
856 Augustine Ave	0.59mi	3/1.0 (+1)	1,176 (+15%)	3mo	$225,000	$191	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: 11.8%
• Equity multiple: 1.50×
• Total profit: $18,736
• Equity at exit: $20,129

10-year hold

• IRR: 24.3%
• Equity multiple: 3.59×
• Total profit: $97,923
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$708
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $497

Break-even live

Break-even rent $1,075

Max offer price $135,000

Occupancy floor 66%

Sensitivity live

Price	-10% $573	-5% $535	+0% $497	+5% $458	+10% $420
Rent	-10% $362	-5% $429	+0% $497	+5% $564	+10% $631
Rate	-1.0pp $565	-0.5pp $531	base $497	+0.5pp $462	+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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 N Wasson St Unit 7 Coos Bay, OR	2.0	1.0	900	$1,400	$1.56	44d	1	0.16mi
455 N Cammann St Coos Bay, OR	3.0	1.0	1060	$2,000	$1.89	44d	1	0.16mi
267 Ackerman Ave Unit 277 Coos Bay, OR	2.0	1.0	904	$1,550	$1.71	44d	1	0.46mi
151 Norman Ave Unit 02 Coos Bay, OR	2.0	1.0	1000	$1,300	$1.30	44d	1	0.73mi
949 Blanco Ave Coos Bay, OR	3.0	2.0	1100	$2,500	$2.27	44d	1	0.87mi
212 Laclair St Coos Bay, OR	2.0	1.0	864	$1,400	$1.62	44d	1	0.89mi

Listing history 12 events

1. 2026-05-06
   status Pending 110-char remark

   Show marketing remark (110 chars)

   Seller is selling property with occupant. Please do not disturb the tenant. Fixer! Bring your tools and ideas!

2. 2026-02-26
   listed $135,000 Active 110-char remark

   Show marketing remark (110 chars)

   Seller is selling property with occupant. Please do not disturb the tenant. Fixer! Bring your tools and ideas!

3. 2009-05-19
   soldstatus $104,808
4. 2009-05-18
   soldstatus $104,808 216-char remark

   Show marketing remark (216 chars)

   COZY HOME. EASY TO HEAT AND VERY LIVABLE. EXTRA DEEP LOT, NICE DECK FOR ENTERTAINING. MORE STORAGE IN UNFINISHED BASEMENT AREA. NEW SEWER LINES PUT LAST YEAR. Clean Pest and Dryrot on file, ready for financing.

5. 2009-03-27
   historical 216-char remark

   Show marketing remark (216 chars)

   COZY HOME. EASY TO HEAT AND VERY LIVABLE. EXTRA DEEP LOT, NICE DECK FOR ENTERTAINING. MORE STORAGE IN UNFINISHED BASEMENT AREA. NEW SEWER LINES PUT LAST YEAR. Clean Pest and Dryrot on file, ready for financing.

6. 2008-08-29
   listed $110,808 216-char remark

   Show marketing remark (216 chars)

   COZY HOME. EASY TO HEAT AND VERY LIVABLE. EXTRA DEEP LOT, NICE DECK FOR ENTERTAINING. MORE STORAGE IN UNFINISHED BASEMENT AREA. NEW SEWER LINES PUT LAST YEAR. Clean Pest and Dryrot on file, ready for financing.

7. 2003-12-19
   soldstatus $67,000
8. 2003-12-19
   soldstatus $67,000
9. 2003-11-25
   historical
10. 2003-08-28
    listed $72,000
11. 1999-08-30
    soldstatus $48,000
12. 1993-12-01
    soldstatus $30,000

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$289/yr (+$24/mo · 28.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥74°F today · 21 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: $20,445
• − Mortgage interest: −$7,562
• − Property taxes: −$1,021
• − Insurance: −$675
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$3,927
• Taxable income: $3,988
• Est. tax owed @ 24.0%: −$957
• After-tax cash flow: $5,003/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 — Coos Bay

• Score: 61/100
• State rank: #257
• US rank: #17474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coos Bay, OR
• County: Coos County · 27,621 people
• City population: 27,621
• 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

+350.0% since first listed

12 events — show timeline

• 2026-05-06 Pending — RMLS
• 2026-02-26 Listed $135,000 RMLS
• 2009-05-19 Sold (Public Records) $104,808 Public Records
• 2009-05-18 Sold (MLS) $104,808 RMLS
• 2009-03-27 Delisted — RMLS
• 2008-08-29 Listed $110,808 RMLS
• 2003-12-19 Sold (Public Records) $67,000 Public Records
• 2003-12-19 Sold (MLS) $67,000 RMLS
• 2003-11-25 Delisted — RMLS
• 2003-08-28 Listed $72,000 RMLS
• 1999-08-30 Sold (Public Records) $48,000 Public Records
• 1993-12-01 Sold (Public Records) $30,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,021 · +1.5% YoY. Source: county tax records.