1110 N 8th St · Lakeside, OR 97449

$280,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 33 Days on market

Built 2005 0.25 ac lot $199/sqft · 12% below area Est $319k · 12% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.0/15.0
• Cash flow +10.2/30.0
• Appreciation +5.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

INVESTOR SPECIAL! Don’t miss this 3-bedroom, 2-bath 2005 manufactured home on a quarter-acre lot. The property includes a detached 2 car 24x30 Pole Barn/Shop with full loft for storage, full size air compressor, room for projects, and an additional 67-foot 1 car garage with spacious storage building with potential for a workshop & hobby area. Ideal for a fix-and-flip or short-term rental. Conveniently located near the Oregon Dunes and Tenmile Lake, offering easy access to fishing, boating, swimming, and hunting. Lakeside’s ATV-friendly roads provide direct access to the dunes.

Key facts

• Additional garage
• Detached pole barn
• 0.25 acre lot

Tags

• DETACHED POLE BARN
• ADDITIONAL GARAGE
• SPACIOUS STORAGE BUILDING
• POTENTIAL FOR WORKSHOP
• DIRECT ACCESS TO DUNES

Property features AI

Finance

• Other: Lot approximately 0.25 acre (10,000–14,999 sq ft range); Listing status: Active; No land lease

Exterior

• Parking: Driveway and off-street parking for 3 vehicles; Detached, extra-deep, oversized 3-car garage; RV parking and RV/boat storage
• Utilities: Electricity; Public water; Public sewer
• Home design: Manufactured home on real property; Residential property; Fixer condition; Single-story (main level entry)
• Construction: Built in 2005
• Exterior features: Shingle roof; Wood siding; Porch; Outbuilding; Tool shed; Workshop; RV parking / RV & boat storage; Concrete road access; Ocean/beach nearby (within 1/4 mile); City and trees/woods views

Interior

• Kitchen: Dishwasher; Garbage disposal; Free-standing range; Free-standing refrigerator; Microwave; Pantry
• Bedrooms: Primary bedroom on main level; Second bedroom; Third bedroom
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced-air heating; No central air
• Interior features: Ceiling fans; High ceilings; Jetted tub; Skylights; Main-floor laundry; Accessible approach with ramp; Main floor bedroom with bath; Minimal steps; Accessible parking
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (29.3% below list).
• Recommended offer: $198k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Lakeside — 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 64/100 on livability (#215 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: health & safety C-, employment D+, amenities F.
• North Bend SD 13 (town): math 30% / reading 47% proficiency, ranked #21 of 58 in OR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Bay Elementary School (math 34% / reading 42%, grade F, #197 of 412 statewide, top 48%, 443 students, 69% FRL); North Bend Middle School (math 24% / reading 45%, grade F, #61 of 128 statewide, top 54%, 494 students, 68% FRL); North Bend Senior High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 731 students, 30% FRL) — zoned schools average 56% FRL vs 40% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (0.9% local appreciation)).
• Coos County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $280k implies a 833% gain — meaningful room to come down on a strong offer.

Recommended offer $198,037 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 11.8

CMA / ARV

• ARV (median comp): $319,000
• List price: $280,000
• Delta: -12.23%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
590 Kings Ave	0.18mi	2/2.0 (-1)	1,440 (+3%)	2mo	$249,000	$173	81
400 Robinhood Ave	0.16mi	3/2.0	1,404 (0%)	20mo	$325,000	$231	76
555 N 8th St	0.52mi	3/2.0	1,296 (-8%)	6mo	$399,500	$308	58
660 Royal Dr	0.42mi	2/2.0 (-1)	1,404 (0%)	22mo	$258,000	$184	57
740 Sherwood St	0.23mi	2/1.0 (-1)	1,270 (-10%)	24mo	$260,000	$205	45
480 Rugh Ln	0.69mi	3/2.0	1,466 (+4%)	21mo	$272,500	$186	43
1060 Cedar Loop	0.71mi	2/2.0 (-1)	1,566 (+12%)	2mo	$435,000	$278	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-6,030
• Equity at exit: $94,462

10-year hold

• IRR: 3.4%
• Equity multiple: 1.42×
• Total profit: $32,607
• Equity at exit: $124,666

Cash invested: $78,400 (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 97449

• Home prices YoY: 0.5%
• Active inventory: 87
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-159

Break-even live

Break-even rent $2,181

Max offer price $251,964

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-79	+0% $-159	+5% $-238	+10% $-317
Rent	-10% $-315	-5% $-237	+0% $-159	+5% $-80	+10% $-2
Rate	-1.0pp $-18	-0.5pp $-87	base $-159	+0.5pp $-231	+1.0pp $-305

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-24
   listed $280,000 Active 599-char remark
2. 1996-10-15
   soldstatus $30,000
3. 1987-02-01
   soldstatus $25,000

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: +$1,058/yr (+$88/mo · 63.8%)

ⓘ 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 7 d/yr ≥81°F today · 17 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: $23,764
• − Mortgage interest: −$15,684
• − Property taxes: −$1,658
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$8,145
• Taxable loss: −$6,926
• Est. tax savings @ 24.0%: +$1,662
• After-tax cash flow: $-242/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: North Bend SD 13
• NCES district ID: 4108820
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $43,614
• Composite: 32.57/100
• National rank: #5681
• State rank: #21 of 58 in OR

Livability — Lakeside

• Score: 64/100
• State rank: #215
• US rank: #14610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeside, OR
• Population (ZIP): 2,200

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 11% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 4% Italian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 2%

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: ▲ 0.92%
• Current HPI: 190.1581
• 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

+1020.0% since first listed

4 events — show timeline

• 2026-05-27 Pending — RMLS
• 2026-04-24 Listed $280,000 RMLS
• 1996-10-15 Sold (Public Records) $30,000 Public Records
• 1987-02-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,658 · +0.8% YoY. Source: county tax records.