68814 W Fork Millicoma Rd · Glasgow, OR 97420

$220,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 343 Days on market

Built 1979 8.28 ac lot

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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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Rent growth +4.7/5.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you want peace, tranquility, and beautiful views this property has it. This home is a 2 bedroom, 2 bathroom, 1152sq.ft. diamond in the rough with great potential. Room for RV parking and fishing nearby.

Key facts

• Fishing nearby
• Room for rv parking
• 8.28 acre lot

Tags

• ROOM FOR RV PARKING
• FISHING NEARBY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (18.1% below list).
• Recommended offer: $180k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#301 in OR) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A; Watch: health & safety C-, cost of living D, schools 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); 344 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• This rent runs 35% 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 $7k 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 343 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $90k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $180,200 (18.1% below list)

Questions for the listing agent

1. It's been on market 343 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.66×
• Total profit: $-20,800
• Equity at exit: $32,803

10-year hold

• IRR: 5.8%
• Equity multiple: 1.52×
• Total profit: $31,854
• Equity at exit: $19,022

Cash invested: $61,600 (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: 344
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $85

Break-even live

Break-even rent $1,694

Max offer price $220,000

Occupancy floor 90%

Sensitivity live

Price	-10% $209	-5% $147	+0% $85	+5% $23	+10% $-40
Rent	-10% $-57	-5% $14	+0% $85	+5% $156	+10% $227
Rate	-1.0pp $196	-0.5pp $141	base $85	+0.5pp $28	+1.0pp $-30

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $220,000 Active 343 DOM
2. 2026-06-19
   days on market $220,000 Active 341 DOM
3. 2026-06-18
   days on market $220,000 Active 340 DOM
4. 2026-06-17
   days on market $220,000 Active 339 DOM
5. 2026-06-16
   days on market $220,000 Active 338 DOM
6. 2026-06-15
   days on market $220,000 Active 337 DOM
7. 2026-06-14
   days on market $220,000 Active 335 DOM
8. 2026-06-12
   days on market $220,000 Active 334 DOM
9. 2026-06-09
   days on market $220,000 Active 331 DOM
10. 2026-06-08
    days on market $220,000 Active 330 DOM
11. 2026-06-07
    days on market $220,000 Active 329 DOM
12. 2026-06-07
    days on market $220,000 Active 328 DOM
13. 2026-06-03
    days on market $220,000 Active 325 DOM
14. 2026-06-02
    days on market $220,000 Active 324 DOM
15. 2026-06-01
    days on market $220,000 Active 323 DOM
16. 2026-05-31
    days on market $220,000 Active 322 DOM
17. 2026-05-30
    days on market $220,000 Active 321 DOM
18. 2026-02-04
    status Active 205-char remark

    Show marketing remark (205 chars)

    If you want peace, tranquility, and beautiful views this property has it. This home is a 2 bedroom, 2 bathroom, 1152sq.ft. diamond in the rough with great potential. Room for RV parking and fishing nearby.

19. 2026-02-04
    price $220,000 205-char remark

    Show marketing remark (205 chars)

    If you want peace, tranquility, and beautiful views this property has it. This home is a 2 bedroom, 2 bathroom, 1152sq.ft. diamond in the rough with great potential. Room for RV parking and fishing nearby.

20. 2025-12-08
    status Pending 205-char remark

    Show marketing remark (205 chars)

    If you want peace, tranquility, and beautiful views this property has it. This home is a 2 bedroom, 2 bathroom, 1152sq.ft. diamond in the rough with great potential. Room for RV parking and fishing nearby.

21. 2025-11-09
    status Active 205-char remark

    Show marketing remark (205 chars)

    If you want peace, tranquility, and beautiful views this property has it. This home is a 2 bedroom, 2 bathroom, 1152sq.ft. diamond in the rough with great potential. Room for RV parking and fishing nearby.

22. 2025-10-04
    price $280,000 205-char remark

    Show marketing remark (205 chars)

    If you want peace, tranquility, and beautiful views this property has it. This home is a 2 bedroom, 2 bathroom, 1152sq.ft. diamond in the rough with great potential. Room for RV parking and fishing nearby.

23. 2025-06-30
    price $299,000 205-char remark

    Show marketing remark (205 chars)

    If you want peace, tranquility, and beautiful views this property has it. This home is a 2 bedroom, 2 bathroom, 1152sq.ft. diamond in the rough with great potential. Room for RV parking and fishing nearby.

24. 2025-05-14
    listed $310,000 Active 205-char remark

    Show marketing remark (205 chars)

    If you want peace, tranquility, and beautiful views this property has it. This home is a 2 bedroom, 2 bathroom, 1152sq.ft. diamond in the rough with great potential. Room for RV parking and fishing nearby.

25. 2015-09-30
    soldstatus $150,100
26. 2000-12-19
    soldstatus $75,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$1,015/yr (+$85/mo · 90.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥84°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: $21,624
• − Mortgage interest: −$12,323
• − Property taxes: −$1,119
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$6,400
• Taxable loss: −$2,778
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $1,686/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 — Glasgow

• Score: 59/100
• State rank: #301
• US rank: #20342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coos County · 27,621 people
• 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

+193.3% since first listed

9 events — show timeline

• 2026-02-04 Relisted — RMLS
• 2026-02-04 Price Changed $220,000 RMLS
• 2025-12-08 Pending — RMLS
• 2025-11-09 Relisted — RMLS
• 2025-10-04 Price Changed $280,000 RMLS
• 2025-06-30 Price Changed $299,000 RMLS
• 2025-05-14 Listed $310,000 RMLS
• 2015-09-30 Sold (Public Records) $150,100 Public Records
• 2000-12-19 Sold (Public Records) $75,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,119 · +1.2% YoY. Source: county tax records.