1955 Maple St · North Bend, OR 97459

$275,000

4 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 21 Days on market

Built 1929 8,712 sqft lot Est $425k · 35% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come check out this conveniently located investment opportunity! The main unit is used as a 3 bed 1 bath with its own bonus covered storage space. The rear unit as a 1 bed 1 bath. Both units have received many interior upgrades over the years. Spacious open parking for all with low exterior maintenance. Whether you continue utilizing as a duplex, convert into a large single family dwelling, multi-generational living setups, or 'house-hack' to live in one while keeping the other rented for supplemental income this property allows your imagination to take the lead. It has been a consistent income property for many years. Owner carry possible with large down. Please do not disturb the tenants,

Key facts

• Interior upgrades
• 8,712 sq ft lot
• 6 parking spots

Tags

• INVESTMENT OPPORTUNITY
• BONUS COVERED STORAGE SPACE
• INTERIOR UPGRADES
• SPACIOUS OPEN PARKING
• LOW EXTERIOR MAINTENANCE

Property features AI

Finance

• Financial info: Rent includes electricity, grounds maintenance, sewer, trash collection, and water; Two-unit property with current rents of $1,425 and $901; Cap rate 7.09 and gross rent multiplier 9.85
• HOA & community: Zoned RM

Exterior

• Parking: Driveway parking; Open parking for about 6 vehicles
• Utilities: Public water; Public sewer; Electric service
• Home design: Multi-family property; Detached
• Construction: Built in 1929
• Exterior features: Cement siding, wood siding and other exterior materials; Composition roof; Corner, level lot; Concrete and paved road access

Interior

• Kitchen: Each unit includes a range and refrigerator
• Bedrooms: One unit with 3 bedrooms; One unit with 1 bedroom
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Baseboard heating; Wall furnace heating
• Interior features: Electric hot water; No central air
• Laundry & utility: Each unit has washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $99 ($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 $227k (17.5% below list).
• Recommended offer: $227k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Hillcrest Elementary School (math 47% / reading 57%, grade C-, #93 of 412 statewide, top 23%, 489 students, 68% FRL); North Bend Middle School (math 24% / reading 45%, grade F, #61 of 128 statewide, top 54%, 494 students, 68% FRL); North Bend Senior High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 731 students, 30% FRL) — zoned schools average 55% FRL vs 40% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the North Bend SD 13 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 170 active listings in the ZIP; 3 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).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,928 (17.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $425,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2130 Fir St	0.37mi	3/2.0 (-1)	1,854 (+3%)	11mo	$555,000	$299	64
1945 Oak St	0.18mi	4/3.0	1,636 (-9%)	13mo	$425,000	$260	62
1931 Oak St	0.19mi	3/2.0 (-1)	1,572 (-13%)	4mo	$295,000	$188	61
2143 Ash St	0.22mi	3/3.0 (-1)	1,620 (-10%)	5mo	$390,000	$241	60
1825 Grant St	0.45mi	4/2.0	1,674 (-7%)	9mo	$365,000	$218	60
2134 Everett Ave	0.27mi	4/3.0	2,000 (+11%)	12mo	$414,000	$207	55
2238 Marion St	0.38mi	4/1.0	1,562 (-13%)	4mo	$302,000	$193	53
2614 Montana St	0.36mi	3/2.0 (-1)	1,576 (-12%)	10mo	$495,000	$314	49
2527 Pine St	0.59mi	4/3.0	1,932 (+7%)	12mo	$402,000	$208	47
1655 Garfield St	0.59mi	3/2.0 (-1)	1,629 (-10%)	7mo	$385,000	$236	45
1879 Steelhead St	0.74mi	3/2.0 (-1)	1,702 (-6%)	10mo	$470,000	$276	43
2279 Hamilton St	0.69mi	3/3.0 (-1)	1,992 (+11%)	6mo	$465,000	$233	36

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $155,982
• Equity at exit: $247,742

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $454,201
• Equity at exit: $534,265

Cash invested: $77,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,269 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $99

Break-even live

Break-even rent $2,144

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $255	-5% $177	+0% $99	+5% $21	+10% $-57
Rent	-10% $-80	-5% $9	+0% $99	+5% $189	+10% $278
Rate	-1.0pp $237	-0.5pp $169	base $99	+0.5pp $28	+1.0pp $-45

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1886 15th St North Bend, OR	4.0	2.0	1680	$2,400	$1.43	44d	1	0.52mi
2146 Monroe Ave Unit 2146 North Bend, OR	3.0	1.5	1456	$2,100	$1.44	44d	1	0.70mi
510 Lombard St North Bend, OR	3.0	2.0	1384	$2,200	$1.59	44d	1	1.27mi

Listing history 11 events

1. 2026-06-12
   status $275,000 Pending 21 DOM
2. 2026-06-09
   days on market $275,000 Active 21 DOM
3. 2026-06-08
   days on market $275,000 Active 20 DOM
4. 2026-06-07
   days on market $275,000 Active 19 DOM
5. 2026-06-05
   days on market $275,000 Active 16 DOM
6. 2026-06-03
   days on market $275,000 Active 15 DOM
7. 2026-06-02
   days on market $275,000 Active 14 DOM
8. 2026-06-01
   days on market $275,000 Active 13 DOM
9. 2026-05-31
   days on market $275,000 Active 12 DOM
10. 2026-05-30
    days on market $275,000 Active 11 DOM
11. 2026-05-11
    listed $275,000 Active

ⓘ 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: $1,645 · $137/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$1,023/yr (+$85/mo · 62.2%)

ⓘ 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: $27,231
• − Mortgage interest: −$15,404
• − Property taxes: −$1,645
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$8,000
• Taxable loss: −$3,550
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $2,039/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

1 event — show timeline

• 2026-05-11 Listed $275,000 RMLS

Property tax history

+2.3%/yr

Latest (2025): $1,645 · -0.9% YoY. Source: county tax records.