2501 Creekside Ln · North Bend, OR 97459

$319,900

2 bd · 2.0 ba · 1,600 sqft · Manufactured public records · 126 Days on market

Built 1991 5,227 sqft lot $200/sqft · 65% above area $20/mo HOA · 1% of rent

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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).

• Cash flow +12.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious & Updated 2-Bed, 2-Bath Home in 55+ Community.Located on a desirable corner lot, this well-maintained home offers comfort, space, and thoughtful upgrades throughout—all in a welcoming 55+ community. Enjoy two generous living areas, perfect for entertaining or relaxing, along with a private back deck and side patio for outdoor enjoyment. The attached garage provides convenience and additional storage.Inside, the primary suite features a double-sink vanity with a marble countertop, Flexstone step-in shower, and skylight for natural light. The main bathroom is equally well-appointed with granite counters and a second Flexstone step-in shower. Additional highlights include granite kitchen countertops, heat pump for efficient climate control, a whole house air purifier, and a spacious layout that makes daily living easy and enjoyable.If you're seeking a low-maintenance home with quality finishes and an excellent location, this is one to see.

Key facts

• Double-sink vanity
• Marble countertop
• Private back deck

Tags

• CORNER LOT
• PRIVATE BACK DECK
• SIDE PATIO
• DOUBLE-SINK VANITY
• MARBLE COUNTERTOP
• FLEXSTONE STEP-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $320k.

Deal economics

• At list price, monthly cash flow is $-46 ($-557/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (20.9% below list).
• Recommended offer: $253k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in North Bend — 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 72/100 on livability (#105 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment C-, amenities F, commute 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.
• Market conditions: 170 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Coos County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; list at $320k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $253,156 (20.9% 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 126 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $194,076
• List price: $319,900
• Delta: 64.83%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Lynne Dr	0.07mi	3/2.0 (+1)	1,716 (+7%)	16mo	$430,000	$251	67
2505 Creekside Ln	0.03mi	3/2.0 (+1)	1,404 (-12%)	18mo	$296,700	$211	58
3104 Cedar St	0.57mi	3/2.0 (+1)	1,456 (-9%)	13mo	$330,000	$227	42
2220 N 16th St	0.50mi	3/2.0 (+1)	1,417 (-11%)	15mo	$298,000	$210	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $171,205
• Equity at exit: $288,191

10-year hold

• IRR: 21.2%
• Equity multiple: 6.65×
• Total profit: $506,371
• Equity at exit: $621,495

Cash invested: $89,572 (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 97459

• Home prices YoY: 1.6%
• Active inventory: 170
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,532 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$216 /mo · $2,586/yr
• Insurance: −$133
• HOA: −$20
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-46

Break-even live

Break-even rent $2,590

Max offer price $311,694

Occupancy floor 97%

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Lombard St North Bend, OR	3.0	2.0	1384	$2,200	$1.59	44d	1	1.16mi
971 Inlet Loop Coos Bay, OR	3.0	3.0	1792	$3,150	$1.76	44d	1	1.36mi
1449 Anderson Ave Coos Bay, OR	3.0	2.0	1785	$2,700	$1.51	44d	1	1.39mi
2146 Monroe Ave Unit 2146 North Bend, OR	3.0	1.5	1456	$2,100	$1.44	44d	1	1.47mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 26 events

1. 2026-06-19
   days on market $319,900 Active 126 DOM
2. 2026-06-18
   days on market $319,900 Active 125 DOM
3. 2026-06-17
   days on market $319,900 Active 124 DOM
4. 2026-06-16
   days on market $319,900 Active 123 DOM
5. 2026-06-15
   days on market $319,900 Active 122 DOM
6. 2026-06-14
   days on market $319,900 Active 120 DOM
7. 2026-06-12
   days on market $319,900 Active 119 DOM
8. 2026-06-09
   days on market $319,900 Active 116 DOM
9. 2026-06-08
   days on market $319,900 Active 115 DOM
10. 2026-06-07
    pricedays on market $319,900 Active 114 DOM
11. 2026-06-05
    days on market $335,000 Active 111 DOM
12. 2026-06-03
    days on market $335,000 Active 110 DOM
13. 2026-06-02
    days on market $335,000 Active 109 DOM
14. 2026-06-01
    days on market $335,000 Active 108 DOM
15. 2026-05-31
    days on market $335,000 Active 107 DOM
16. 2026-05-30
    days on market $335,000 Active 106 DOM
17. 2026-05-13
    price $335,000 969-char remark

    Show marketing remark (969 chars)

    Spacious & Updated 2-Bed, 2-Bath Home in 55+ Community.Located on a desirable corner lot, this well-maintained home offers comfort, space, and thoughtful upgrades throughout—all in a welcoming 55+ community. Enjoy two generous living areas, perfect for entertaining or relaxing, along with a private back deck and side patio for outdoor enjoyment. The attached garage provides convenience and additional storage.Inside, the primary suite features a double-sink vanity with a marble countertop, Flexstone step-in shower, and skylight for natural light. The main bathroom is equally well-appointed with granite counters and a second Flexstone step-in shower. Additional highlights include granite kitchen countertops, heat pump for efficient climate control, a whole house air purifier, and a spacious layout that makes daily living easy and enjoyable.If you're seeking a low-maintenance home with quality finishes and an excellent location, this is one to see.

18. 2026-02-13
    listed $345,000 Active 969-char remark

    Show marketing remark (969 chars)

    Spacious & Updated 2-Bed, 2-Bath Home in 55+ Community.Located on a desirable corner lot, this well-maintained home offers comfort, space, and thoughtful upgrades throughout—all in a welcoming 55+ community. Enjoy two generous living areas, perfect for entertaining or relaxing, along with a private back deck and side patio for outdoor enjoyment. The attached garage provides convenience and additional storage.Inside, the primary suite features a double-sink vanity with a marble countertop, Flexstone step-in shower, and skylight for natural light. The main bathroom is equally well-appointed with granite counters and a second Flexstone step-in shower. Additional highlights include granite kitchen countertops, heat pump for efficient climate control, a whole house air purifier, and a spacious layout that makes daily living easy and enjoyable.If you're seeking a low-maintenance home with quality finishes and an excellent location, this is one to see.

19. 2021-07-26
    soldstatus $210,000 Sold 136-char remark

    Show marketing remark (136 chars)

    Spacious 2BR, 2BA home in a 55 plus community. Nice corner lot, great kitchen, and attached garage. Lots of potential for only $210,000!

20. 2021-07-26
    soldstatus $210,000

    Show marketing remark (136 chars)

    Spacious 2BR, 2BA home in a 55 plus community. Nice corner lot, great kitchen, and attached garage. Lots of potential for only $210,000!

21. 2021-06-10
    status Pending 136-char remark

    Show marketing remark (136 chars)

    Spacious 2BR, 2BA home in a 55 plus community. Nice corner lot, great kitchen, and attached garage. Lots of potential for only $210,000!

22. 2021-05-22
    listed $210,000 Active 136-char remark

    Show marketing remark (136 chars)

    Spacious 2BR, 2BA home in a 55 plus community. Nice corner lot, great kitchen, and attached garage. Lots of potential for only $210,000!

23. 2003-01-21
    soldstatus $114,000
24. 2003-01-21
    soldstatus $114,100
25. 2000-02-02
    listed $114,900
26. 1997-09-10
    soldstatus $29,900

ⓘ 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: $2,586 · $216/mo
• Projected year-2 tax: $3,103 · $259/mo
• Expected delta: +$517/yr (+$43/mo · 20.0%)

ⓘ 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 ≥76°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: $30,379
• − Mortgage interest: −$17,919
• − Property taxes: −$2,586
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − HOA: −$240
• − Depreciation: −$9,306
• Taxable loss: −$6,133
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $914/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 — North Bend

• Score: 72/100
• State rank: #105
• US rank: #5876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bend, OR
• Population (ZIP): 15,328

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 7% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 7% Portuguese 4% Lithuanian 3%
• Foreign-born: 5% · Canada, China, Philippines
• Languages at home: 94% English-only · Spanish 2% Chinese 1% Other Asian/Pacific 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: ▲ 14.02%
• Current HPI: 887.7
• 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

+1020.4% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $335,000 RMLS
• 2026-02-13 Listed $345,000 RMLS
• 2021-07-26 Sold (Public Records) $210,000 Public Records
• 2021-07-26 Sold (MLS) $210,000 RMLS
• 2021-06-10 Pending — RMLS
• 2021-05-22 Listed $210,000 RMLS
• 2003-01-21 Sold (Public Records) $114,100 Public Records
• 2003-01-21 Sold (MLS) $114,000 RMLS
• 2000-02-02 Listed $114,900 RMLS
• 1997-09-10 Sold (Public Records) $29,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,586 · -0.9% YoY. Source: county tax records.