421 Golden Ave · Coos Bay, OR 97420

$319,000

2 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 167 Days on market

Built 1905 $198/sqft · 7% above area Est $319k · at est.

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.9/30.0
• Rent growth +4.7/5.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this thoughtfully updated multigenerational home in a prime downtown location. The main residence offers 2 bedrooms and 2 bathrooms with a comfortable, functional layout ideal for everyday living. An attached apartment with one bedroom and one bathroom provides exceptional flexibility-perfect for extended family, guests, or potential rental income. Recent updates enhance both style and efficiency, creating a move-in-ready space while preserving the home's character. Enjoy the convenience of being just minutes from downtown, dining, shopping, and entertainment, all while having the privacy and versatility that multigenerational living requires. This is a rare opportunity to own a flexible, updated home in the heart of it all.

Key facts

• Attached apartment
• Move in ready space
• Built 1905

Tags

• UPDATED MULTIGENERATIONAL HOME
• PRIME DOWNTOWN LOCATION
• ATTACHED APARTMENT
• MOVE IN READY SPACE
• FLEXIBLE UPDATED HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-486 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (41.3% below list).
• Recommended offer: $187k (41.3% below list) — sets the bar for 1% rule.

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; 2 comparable units currently listed for rent nearby; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 167 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $60k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $319k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,285 (41.3% 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 167 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.59% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 14.2

CMA / ARV

• ARV (median comp): $318,805
• List price: $319,000
• Delta: 0.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
296 S 10th St	0.39mi	3/1.0 (+1)	1,496 (-7%)	1mo	$318,000	$213	64
954 Elrod Ave	0.30mi	3/2.0 (+1)	1,563 (-3%)	12mo	$399,000	$255	62
1221 S 8th Ct	0.58mi	2/1.0	1,504 (-6%)	2mo	$165,000	$110	61
1040 W Anderson Ave	0.46mi	3/2.0 (+1)	1,619 (+1%)	11mo	$280,000	$173	59
1131 Commercial Ave	0.58mi	3/2.0 (+1)	1,674 (+4%)	1mo	$389,000	$232	57
1190 Central Ave	0.57mi	2/1.0	1,526 (-5%)	11mo	$229,000	$150	56
560 N 10th St	0.68mi	3/1.0 (+1)	1,656 (+3%)	5mo	$300,000	$181	54
680 S 12th Ct	0.36mi	3/2.0 (+1)	1,500 (-7%)	13mo	$399,000	$266	52
1311 Central Ave	0.61mi	3/2.0 (+1)	1,668 (+4%)	8mo	$415,000	$249	49
543 S 12th St	0.43mi	3/2.0 (+1)	1,398 (-13%)	1mo	$309,000	$221	49
743 N 9th St	0.73mi	3/2.0 (+1)	1,750 (+9%)	10mo	$359,000	$205	34
870 W Lockhart Ave	0.55mi	3/2.0 (+1)	1,404 (-13%)	15mo	$380,000	$271	32

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: -23.0%
• Equity multiple: 0.18×
• Total profit: $-72,886
• Equity at exit: $47,564

10-year hold

• IRR: -9.0%
• Equity multiple: 0.34×
• Total profit: $-58,784
• Equity at exit: $27,581

Cash invested: $89,320 (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: 14.2×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-486

Break-even live

Break-even rent $2,488

Max offer price $233,091

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1449 Anderson Ave Coos Bay, OR	3.0	2.0	1785	$2,700	$1.51	43d	1	0.66mi
1398 Oregon Ave Coos Bay, OR	3.0	2.0	1600	$6,000	$3.75	43d	1	0.98mi

Listing history 25 events

1. 2026-06-19
   days on market $319,000 Active 167 DOM
2. 2026-06-18
   days on market $319,000 Active 166 DOM
3. 2026-06-17
   days on market $319,000 Active 165 DOM
4. 2026-06-16
   days on market $319,000 Active 164 DOM
5. 2026-06-15
   days on market $319,000 Active 163 DOM
6. 2026-06-14
   days on market $319,000 Active 161 DOM
7. 2026-06-12
   days on market $319,000 Active 160 DOM
8. 2026-06-09
   days on market $319,000 Active 157 DOM
9. 2026-06-08
   days on market $319,000 Active 156 DOM
10. 2026-06-07
    days on market $319,000 Active 155 DOM
11. 2026-06-07
    days on market $319,000 Active 154 DOM
12. 2026-06-03
    days on market $319,000 Active 151 DOM
13. 2026-06-02
    days on market $319,000 Active 150 DOM
14. 2026-06-01
    days on market $319,000 Active 149 DOM
15. 2026-05-31
    days on market $319,000 Active 148 DOM
16. 2026-05-30
    days on market $319,000 Active 147 DOM
17. 2026-05-08
    price $319,000 745-char remark

    Show marketing remark (745 chars)

    Welcome to this thoughtfully updated multigenerational home in a prime downtown location. The main residence offers 2 bedrooms and 2 bathrooms with a comfortable, functional layout ideal for everyday living. An attached apartment with one bedroom and one bathroom provides exceptional flexibility-perfect for extended family, guests, or potential rental income. Recent updates enhance both style and efficiency, creating a move-in-ready space while preserving the home's character. Enjoy the convenience of being just minutes from downtown, dining, shopping, and entertainment, all while having the privacy and versatility that multigenerational living requires. This is a rare opportunity to own a flexible, updated home in the heart of it all.

18. 2026-04-13
    price $334,000 745-char remark

    Show marketing remark (745 chars)

    Welcome to this thoughtfully updated multigenerational home in a prime downtown location. The main residence offers 2 bedrooms and 2 bathrooms with a comfortable, functional layout ideal for everyday living. An attached apartment with one bedroom and one bathroom provides exceptional flexibility-perfect for extended family, guests, or potential rental income. Recent updates enhance both style and efficiency, creating a move-in-ready space while preserving the home's character. Enjoy the convenience of being just minutes from downtown, dining, shopping, and entertainment, all while having the privacy and versatility that multigenerational living requires. This is a rare opportunity to own a flexible, updated home in the heart of it all.

19. 2026-03-20
    price $349,000 745-char remark

    Show marketing remark (745 chars)

    Welcome to this thoughtfully updated multigenerational home in a prime downtown location. The main residence offers 2 bedrooms and 2 bathrooms with a comfortable, functional layout ideal for everyday living. An attached apartment with one bedroom and one bathroom provides exceptional flexibility-perfect for extended family, guests, or potential rental income. Recent updates enhance both style and efficiency, creating a move-in-ready space while preserving the home's character. Enjoy the convenience of being just minutes from downtown, dining, shopping, and entertainment, all while having the privacy and versatility that multigenerational living requires. This is a rare opportunity to own a flexible, updated home in the heart of it all.

20. 2026-02-27
    price $364,000 745-char remark

    Show marketing remark (745 chars)

    Welcome to this thoughtfully updated multigenerational home in a prime downtown location. The main residence offers 2 bedrooms and 2 bathrooms with a comfortable, functional layout ideal for everyday living. An attached apartment with one bedroom and one bathroom provides exceptional flexibility-perfect for extended family, guests, or potential rental income. Recent updates enhance both style and efficiency, creating a move-in-ready space while preserving the home's character. Enjoy the convenience of being just minutes from downtown, dining, shopping, and entertainment, all while having the privacy and versatility that multigenerational living requires. This is a rare opportunity to own a flexible, updated home in the heart of it all.

21. 2025-12-26
    listed $379,000 Active 745-char remark

    Show marketing remark (745 chars)

    Welcome to this thoughtfully updated multigenerational home in a prime downtown location. The main residence offers 2 bedrooms and 2 bathrooms with a comfortable, functional layout ideal for everyday living. An attached apartment with one bedroom and one bathroom provides exceptional flexibility-perfect for extended family, guests, or potential rental income. Recent updates enhance both style and efficiency, creating a move-in-ready space while preserving the home's character. Enjoy the convenience of being just minutes from downtown, dining, shopping, and entertainment, all while having the privacy and versatility that multigenerational living requires. This is a rare opportunity to own a flexible, updated home in the heart of it all.

22. 2015-12-01
    soldstatus $55,500 Sold 159-char remark

    Show marketing remark (159 chars)

    GREAT VALUE, DOWNTOWN LOCATION HOME NEEDS SOME WORK BUT IT IS ALL THERE "Property was built prior to 1978 and lead based paint may potentially exist"

23. 2015-11-07
    status Pending 159-char remark

    Show marketing remark (159 chars)

    GREAT VALUE, DOWNTOWN LOCATION HOME NEEDS SOME WORK BUT IT IS ALL THERE "Property was built prior to 1978 and lead based paint may potentially exist"

24. 2015-11-06
    listed $55,500 Active 159-char remark

    Show marketing remark (159 chars)

    GREAT VALUE, DOWNTOWN LOCATION HOME NEEDS SOME WORK BUT IT IS ALL THERE "Property was built prior to 1978 and lead based paint may potentially exist"

25. 2003-12-31
    soldstatus $95,000

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $3,094 · $258/mo
• Expected delta: +$1,173/yr (+$98/mo · 61.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥76°F today · 22 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: $22,474
• − Mortgage interest: −$17,869
• − Property taxes: −$1,921
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$9,280
• Taxable loss: −$11,787
• Est. tax savings @ 24.0%: +$2,829
• After-tax cash flow: $-3,007/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

+235.8% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $319,000 RMLS
• 2026-04-13 Price Changed $334,000 RMLS
• 2026-03-20 Price Changed $349,000 RMLS
• 2026-02-27 Price Changed $364,000 RMLS
• 2025-12-26 Listed $379,000 RMLS
• 2015-12-01 Sold (MLS) $55,500 RMLS
• 2015-11-07 Pending — RMLS
• 2015-11-06 Listed $55,500 RMLS
• 2003-12-31 Sold (Public Records) $95,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,921 · +1.5% YoY. Source: county tax records.