665 Village Pines Dr · Coos Bay, OR 97420

$152,500

2 bd · 2.0 ba · 1,080 sqft · Other public records · 48 Days on market

Built 2005 $141/sqft · at area comps Est $158k · at est. ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +8.9/15.0
• 1% rule +6.2/10.0
• 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

This 2-bedroom, 2-bath home features comfortable living space and thoughtful outdoor areas, including a large raised garden bed perfect for growing your own vegetables or flowers. A spacious 2-car carport provides ample covered parking and convenience. A serene setting, charming outdoor space, and practical layout make this home a wonderful place to settle in and enjoy park living.

Key facts

• Practical layout
• Spacious carport
• Built 2005

Tags

• LARGE RAISED GARDEN BED
• SPACIOUS CARPORT
• CHARMING OUTDOOR SPACE
• PRACTICAL LAYOUT

Property features AI

Finance

• Other: Parcel number 305133
• Financial info: Land lease: No
• HOA & community: Senior community; Park may have additional monthly fees (contact park office for details); Lot rent charged monthly

Exterior

• Parking: Carport
• Security: Handicap access; Fire escape
• Utilities: Electric fuel; Cable internet available; Public water; Public sewer
• Home design: Manufactured home in park; Single-story (one level); Approximately built in 2005; Not attached; Main living area approximately 1,080
• Construction: Composition roof; Skirting foundation; Built in 2005
• Exterior features: Deck; Raised garden beds; Storm doors; Tool shed; Wood composite exterior; Trees/woods view; Paved road access; Seasonal lot features

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Pantry
• Bedrooms: Primary bedroom (Main level); Second bedroom (Main level)
• Flooring: Laminate; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: High-speed internet; Laminate flooring; Wall-to-wall carpet; Skylights; Vinyl window frames; Crawl space; Accessible approach with ramp; One-level living; Handicap access; Fire escape
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $152k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $148k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Marshfield Senior High School (math 17% / reading 54%, grade F, #89 of 143 statewide, top 62%, 835 students, 31% FRL) — zoned schools average 31% FRL vs 55% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 344 active listings in the ZIP; 7 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 33% 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 $5k 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,925 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $157,500
• List price: $152,500
• Delta: -3.17%
• 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: 5.9%
• Equity multiple: 1.24×
• Total profit: $10,233
• Equity at exit: $22,738

10-year hold

• IRR: 19.1%
• Equity multiple: 2.95×
• Total profit: $83,136
• Equity at exit: $13,185

Cash invested: $42,700 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$800
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $408

Break-even live

Break-even rent $1,185

Max offer price $152,500

Occupancy floor 71%

Sensitivity live

Price	-10% $494	-5% $451	+0% $408	+5% $365	+10% $322
Rent	-10% $274	-5% $341	+0% $408	+5% $475	+10% $543
Rate	-1.0pp $485	-0.5pp $447	base $408	+0.5pp $369	+1.0pp $328

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.42mi
949 Blanco Ave Coos Bay, OR	3.0	2.0	1100	$2,500	$2.27	45d	1	0.42mi
212 Laclair St Coos Bay, OR	2.0	1.0	864	$1,400	$1.62	45d	1	0.47mi
267 Ackerman Ave Unit 277 Coos Bay, OR	2.0	1.0	904	$1,550	$1.71	45d	1	0.58mi
239 N Wasson St Unit 7 Coos Bay, OR	2.0	1.0	900	$1,400	$1.56	45d	1	0.77mi
455 N Cammann St Coos Bay, OR	3.0	1.0	1060	$2,000	$1.89	45d	1	0.85mi
2150 Inland Dr Unit 3643-04 North Bend, OR	2.0	1.0	820	$1,200	$1.46	45d	1	1.11mi

Listing history 19 events

1. 2026-06-21
   days on market $152,500 Active 48 DOM
2. 2026-06-19
   days on market $152,500 Active 46 DOM
3. 2026-06-18
   days on market $152,500 Active 45 DOM
4. 2026-06-18
   price $152,500 Active 44 DOM
5. 2026-06-17
   days on market $159,900 Active 44 DOM
6. 2026-06-16
   days on market $159,900 Active 43 DOM
7. 2026-06-15
   days on market $159,900 Active 42 DOM
8. 2026-06-14
   days on market $159,900 Active 40 DOM
9. 2026-06-12
   days on market $159,900 Active 39 DOM
10. 2026-06-09
    days on market $159,900 Active 36 DOM
11. 2026-06-08
    days on market $159,900 Active 35 DOM
12. 2026-06-07
    days on market $159,900 Active 34 DOM
13. 2026-06-07
    days on market $159,900 Active 33 DOM
14. 2026-06-03
    days on market $159,900 Active 30 DOM
15. 2026-06-02
    days on market $159,900 Active 29 DOM
16. 2026-06-01
    days on market $159,900 Active 28 DOM
17. 2026-05-31
    days on market $159,900 Active 27 DOM
18. 2026-05-30
    days on market $159,900 Active 26 DOM
19. 2026-05-04
    listed $164,500 Active 384-char remark

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $1,479 · $123/mo
• Expected delta: +$601/yr (+$50/mo · 68.5%)

ⓘ 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: $20,424
• − Mortgage interest: −$8,542
• − Property taxes: −$878
• − Insurance: −$762
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,436
• Taxable income: $2,537
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $4,289/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

-7.3% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $152,500 RMLS
• 2026-05-25 Price Changed $159,900 RMLS
• 2026-05-04 Listed $164,500 RMLS

Property tax history

+3.9%/yr

Latest (2025): $878 · +1.5% YoY. Source: county tax records.