618 W 15th St · Coquille, OR 97423

$160,000

3 bd · 2.0 ba · 954 sqft · SingleFamily public records · 4 Days on market

Built 1981 7,840 sqft lot $168/sqft · 37% below area Est $253k · 37% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer opportunity with solid potential—ready for your remodel ideas and priced to sell // 1981 3 bed, 1 bath home offering a large living room and a separate laundry room with extra storage // Outside features include a side patio, spacious yard, and RV parking, all situated on a corner lot // Conveniently located just down the street from the high school, restaurants, and medical facilities.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1981

Property features AI

Exterior

• Parking: Driveway; RV parking / RV access; Attached 1-car garage (total 1 parking space)
• Utilities: Electric hot water; Electric fuel; Public water; Public sewer
• Home design: Single-family residence (resale); Main living area on one level
• Construction: Built in 1981; Composition roof; Block and concrete perimeter foundation
• Exterior features: Wood siding; Corner, level lot; Gravel road access; Territorial and trees/woods views

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Bathrooms: One full bathroom on main level
• Heating & cooling: Baseboard heating; No central air conditioning
• Interior features: Pellet stove fireplace (1 total)
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.8% vs local median 3.1% in Coquille — 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 71/100 on livability (#123 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: commute F, employment F.
• Coquille SD 8 (town): math 22% / reading 43% proficiency, ranked #37 of 58 in OR (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coquille Valley Elementary (math 34% / reading 52%, grade F, #159 of 412 statewide, top 39%, 333 students, 66% FRL); Coquille Junior Senior High (math 22% / reading 42%, grade F, #105 of 143 statewide, top 73%, 366 students, 68% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 95 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).

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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $160k implies a 1782% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

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. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (median comp): $253,100
• List price: $160,000
• Delta: -36.78%
• 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
1559 N Ivy St	0.15mi	3/1.0	888 (-7%)	9mo	$176,000	$198	70
1623 N Fir St	0.06mi	3/1.0	1,072 (+12%)	8mo	$299,000	$279	66
1003 W 12th St	0.30mi	2/1.0 (-1)	1,064 (+12%)	0mo	$250,000	$235	58
1487 N Dean St	0.54mi	2/1.0 (-1)	936 (-2%)	7mo	$224,000	$239	57
1175 N Dean St	0.57mi	2/1.0 (-1)	1,000 (+5%)	4mo	$283,500	$284	53
1023 N Knott St	0.42mi	2/1.0 (-1)	832 (-13%)	2mo	$160,000	$192	48
1380 N Gould St	0.72mi	2/1.0 (-1)	936 (-2%)	12mo	$300,900	$321	45
669 N Baxter St	0.70mi	2/1.0 (-1)	869 (-9%)	4mo	$227,500	$262	40
1238 N Elliott St	0.63mi	2/1.0 (-1)	896 (-6%)	14mo	$240,000	$268	40
1326 N Nutmeg St	0.41mi	3/1.0	1,092 (+14%)	18mo	$355,000	$325	37
965 N Collier St	0.60mi	2/1.0 (-1)	1,093 (+15%)	5mo	$220,000	$201	35
973 N Elliott St	0.68mi	2/1.0 (-1)	840 (-12%)	13mo	$220,000	$262	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-12,760
• Equity at exit: $23,857

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $5,880
• Equity at exit: $13,834

Cash invested: $44,800 (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 97423

• Active inventory: 95
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $207

Break-even live

Break-even rent $1,376

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $297	-5% $252	+0% $207	+5% $161	+10% $116
Rent	-10% $77	-5% $142	+0% $207	+5% $271	+10% $336
Rate	-1.0pp $287	-0.5pp $247	base $207	+0.5pp $165	+1.0pp $123

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending 407-char remark
2. 2026-04-30
   listed $160,000 Active 407-char remark
3. 1981-02-01
   soldstatus $8,500

ⓘ 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: $2,176 · $181/mo
• Projected year-2 tax: $2,176 · $181/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥82°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,650
• − Mortgage interest: −$8,962
• − Property taxes: −$2,176
• − Insurance: −$800
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,655
• Taxable loss: −$88
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $2,499/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: Coquille SD 8
• NCES district ID: 4103390
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $38,573
• Composite: 27.1/100
• National rank: #7042
• State rank: #37 of 58 in OR

Livability — Coquille

• Score: 71/100
• State rank: #123
• US rank: #7084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coquille, OR
• City population: 5,799
• Population (ZIP): 5,799

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 5% Italian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -110.34%
• Current HPI: 200.6106
• Rent YoY: —
• Metro: —
• 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

+1782.4% since first listed

3 events — show timeline

• 2026-05-04 Pending — RMLS
• 2026-04-30 Listed $160,000 RMLS
• 1981-02-01 Sold (Public Records) $8,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,176 · +1.7% YoY. Source: county tax records.