525 Village Pines Way · Coos Bay, OR 97420

$149,000

3 bd · 2.0 ba · 1,440 sqft · Other public records · 44 Days on market

Built 1973 $103/sqft · at area comps Est $156k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +9.0/10.0
• Rent growth +4.7/5.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bath double-wide manufactured home located in a desirable 55+ community. Offering 1,440 square feet of comfortable living space, this home truly stands out, not just for its size, but for the incredible lot it sits on. Situated on a large, fully fenced and thoughtfully landscaped lot, the outdoor space feels like your own private retreat. Meandering walkways, charming garden arches, and a gazebo create a peaceful setting perfect for entertaining or simply enjoying the surroundings. A spacious covered front patio, carport, additional parking, and accessibility ramp add both convenience and functionality. Inside, you’ll find a bright and inviting open-concept layout with new flooring in the living and dining areas, creating a clean and cohesive feel. The kitchen is a true highlight, featuring a bright white design with abundant cabinetry and storage, offering both style and practicality for everyday living. A dedicated laundry area adds even more convenience. This home has been well cared for and thoughtfully updated, including new exterior paint, a heat pump installed in 2022 for efficient year-round comfort, and a brand-new roof in 2025—providing peace of mind for years to come. Exceptionally clean and move-in ready, this home offers a rare combination of space, comfort, and beautifully designed outdoor living in a welcoming community.*Park approval needed*

Key facts

• Meandering walkways
• Gazebo
• Covered front patio

Tags

• FULLY FENCED LOT
• THOUGHTFULLY LANDSCAPED LOT
• MEANDERING WALKWAYS
• CHARMING GARDEN ARCHES
• GAZEBO
• COVERED FRONT PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 4.2% in Coos Bay — 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 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: crime F, amenities F, commute 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.
• Zoned schools: Madison Elementary School (295 students, 69% FRL); Sunset School (math 12% / reading 27%, grade F, #377 of 412 statewide, top 93%, 360 students, 56% FRL); Marshfield Senior High School (math 17% / reading 54%, grade F, #89 of 143 statewide, top 62%, 835 students, 31% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 344 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $149k implies a 137% gain — meaningful room to come down on a strong offer.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.40% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.79%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (median comp): $155,907
• List price: $149,000
• Delta: -4.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 1.84×
• Total profit: $35,111
• Equity at exit: $22,216

10-year hold

• IRR: 30.9%
• Equity multiple: 4.42×
• Total profit: $142,789
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$781
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $758

Break-even live

Break-even rent $1,131

Max offer price $149,000

Occupancy floor 59%

Sensitivity live

Price	-10% $842	-5% $800	+0% $758	+5% $716	+10% $673
Rent	-10% $593	-5% $675	+0% $758	+5% $840	+10% $923
Rate	-1.0pp $833	-0.5pp $796	base $758	+0.5pp $719	+1.0pp $680

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Norman Ave Unit 02 Coos Bay, OR	2.0	1.0	1000	$1,300	$1.30	45d	1	0.35mi
949 Blanco Ave Coos Bay, OR	3.0	2.0	1100	$2,500	$2.27	45d	1	0.45mi
971 Inlet Loop Coos Bay, OR	3.0	3.0	1792	$3,150	$1.76	45d	1	0.48mi
267 Ackerman Ave Unit 277 Coos Bay, OR	2.0	1.0	904	$1,550	$1.71	45d	1	0.51mi
239 N Wasson St Unit 7 Coos Bay, OR	2.0	1.0	900	$1,400	$1.56	45d	1	0.72mi
455 N Cammann St Coos Bay, OR	3.0	1.0	1060	$2,000	$1.89	45d	1	0.78mi

Listing history 31 events

1. 2026-06-07
   status $149,000 Pending 44 DOM
2. 2026-06-03
   days on market $149,000 Active 44 DOM
3. 2026-06-02
   days on market $149,000 Active 43 DOM
4. 2026-06-01
   days on market $149,000 Active 42 DOM
5. 2026-05-31
   days on market $149,000 Active 41 DOM
6. 2026-05-30
   days on market $149,000 Active 40 DOM
7. 2026-04-20
   listed $169,000 Active 1443-char remark

   Show marketing remark (1443 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bath double-wide manufactured home located in a desirable 55+ community. Offering 1,440 square feet of comfortable living space, this home truly stands out, not just for its size, but for the incredible lot it sits on. Situated on a large, fully fenced and thoughtfully landscaped lot, the outdoor space feels like your own private retreat. Meandering walkways, charming garden arches, and a gazebo create a peaceful setting perfect for entertaining or simply enjoying the surroundings. A spacious covered front patio, carport, additional parking, and accessibility ramp add both convenience and functionality. Inside, you’ll find a bright and inviting open-concept layout with new flooring in the living and dining areas, creating a clean and cohesive feel. The kitchen is a true highlight, featuring a bright white design with abundant cabinetry and storage, offering both style and practicality for everyday living. A dedicated laundry area adds even more convenience. This home has been well cared for and thoughtfully updated, including new exterior paint, a heat pump installed in 2022 for efficient year-round comfort, and a brand-new roof in 2025—providing peace of mind for years to come. Exceptionally clean and move-in ready, this home offers a rare combination of space, comfort, and beautifully designed outdoor living in a welcoming community.*Park approval needed*

8. 2020-05-01
   soldstatus $63,000 Sold 493-char remark

   Show marketing remark (493 chars)

   This 3 bed 2 bath mobile home sits on a large private lot in Shorepines Village Park. Brand new flooring installed in living room, kitchen, dining, and laundry just after the owner moved out. Fresh paint too! The covered front porch is 30'x8' and also an enclosed outdoor space 15'x9' off the back door so plenty of space to enjoy the fresh air even when its raining out. Buyer will need to qualify for space with Shorepines Village and the space rent is $525/mo. resides in a 55+ community.

9. 2020-02-22
   status Pending 493-char remark

   Show marketing remark (493 chars)

   This 3 bed 2 bath mobile home sits on a large private lot in Shorepines Village Park. Brand new flooring installed in living room, kitchen, dining, and laundry just after the owner moved out. Fresh paint too! The covered front porch is 30'x8' and also an enclosed outdoor space 15'x9' off the back door so plenty of space to enjoy the fresh air even when its raining out. Buyer will need to qualify for space with Shorepines Village and the space rent is $525/mo. resides in a 55+ community.

10. 2020-02-05
    listed $63,000 Active 493-char remark

    Show marketing remark (493 chars)

    This 3 bed 2 bath mobile home sits on a large private lot in Shorepines Village Park. Brand new flooring installed in living room, kitchen, dining, and laundry just after the owner moved out. Fresh paint too! The covered front porch is 30'x8' and also an enclosed outdoor space 15'x9' off the back door so plenty of space to enjoy the fresh air even when its raining out. Buyer will need to qualify for space with Shorepines Village and the space rent is $525/mo. resides in a 55+ community.

11. 2005-11-21
    soldstatus $52,000
12. 2005-10-10
    historical
13. 2005-09-22
    listed $58,000
14. 2005-01-10
    soldstatus $42,500
15. 2004-12-20
    historical
16. 2004-11-29
    listed $42,500
17. 2002-07-22
    soldstatus $31,000
18. 2002-06-07
    listed $32,500
19. 2001-07-24
    soldstatus $36,000
20. 2001-06-27
    listed $36,000
21. 2000-01-17
    soldstatus $9,733
22. 1999-08-21
    soldstatus $39,000
23. 1999-06-04
    soldstatus $16,000
24. 1999-06-01
    soldstatus $28,000
25. 1998-10-15
    soldstatus $17,500
26. 1998-09-22
    soldstatus $39,000
27. 1998-06-17
    soldstatus $33,000
28. 1998-04-27
    soldstatus $40,000
29. 1998-03-12
    soldstatus $8,000
30. 1998-03-01
    soldstatus $36,900
31. 1997-12-03
    soldstatus $31,742

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$840/yr (+$70/mo · 138.9%)

ⓘ 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 ≥76°F today · 20 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: $25,087
• − Mortgage interest: −$8,346
• − Property taxes: −$605
• − Insurance: −$745
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$4,335
• Taxable income: $7,042
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $7,402/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

+432.4% since first listed

25 events — show timeline

• 2026-04-20 Listed $169,000 RMLS
• 2020-05-01 Sold (MLS) $63,000 RMLS
• 2020-02-22 Pending — RMLS
• 2020-02-05 Listed $63,000 RMLS
• 2005-11-21 Sold (MLS) $52,000 RMLS
• 2005-10-10 Delisted — RMLS
• 2005-09-22 Listed $58,000 RMLS
• 2005-01-10 Sold (MLS) $42,500 RMLS
• 2004-12-20 Delisted — RMLS
• 2004-11-29 Listed $42,500 RMLS
• 2002-07-22 Sold (MLS) $31,000 RMLS
• 2002-06-07 Listed $32,500 RMLS
• 2001-07-24 Sold (MLS) $36,000 RMLS
• 2001-06-27 Listed $36,000 RMLS
• 2000-01-17 Sold (Public Records) $9,733 Public Records
• 1999-08-21 Sold (Public Records) $39,000 Public Records
• 1999-06-04 Sold (Public Records) $16,000 Public Records
• 1999-06-01 Sold (Public Records) $28,000 Public Records
• 1998-10-15 Sold (Public Records) $17,500 Public Records
• 1998-09-22 Sold (Public Records) $39,000 Public Records
• 1998-06-17 Sold (Public Records) $33,000 Public Records
• 1998-04-27 Sold (Public Records) $40,000 Public Records
• 1998-03-12 Sold (Public Records) $8,000 Public Records
• 1998-03-01 Sold (Public Records) $36,900 Public Records
• 1997-12-03 Sold (Public Records) $31,742 Public Records

Property tax history

+4.8%/yr

Latest (2025): $605 · +1.5% YoY. Source: county tax records.