3365 Tidewater Dr · Coos Bay, OR 97420

$79,900

2 bd · 1.0 ba · 684 sqft · MultiFamily public records · 70 Days on market

Built 1973 $117/sqft · 15% above area Est $70k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Cute and clean 2 bedroom 1 bath with updated bathroom, walk in shower. Nice large kitchen with 2 pantry's. Laundry area. Laminated floors through out, newer roof membrane, newer hot water heater, new exterior paint on the home and carport and shop. Appliances (approximately 6 years old) are included. This home is furnished kitchen table excluded). Carport with storage shed and separate shop area. Wheel chair ramp. Located in Pacific Trailer Park off Ocean Blvd. Space rent $320.00 and includes trash. This is a 55+ park. Park is very clean. Centrally located to medical, shopping and on the way to the beaches, fishing, clamming and hiking. This is a great park and location for full time living or having a second home on the coast. Vacant.

Key facts

• Carport
• Large kitchen
• Updated bathroom

Tags

• UPDATED BATHROOM
• WALK IN SHOWER
• LARGE KITCHEN
• NEWER ROOF MEMBRANE
• NEWER HOT WATER HEATER
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: schools D, crime F, amenities 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); 342 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• This rent runs 30% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $80k implies a 451% gain — meaningful room to come down on a strong offer.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.95% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.91%
• DSCR: 2.82
• GRM: 4.3

CMA / ARV

• ARV (median comp): $69,598
• List price: $79,900
• Delta: 14.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.6%
• Equity multiple: 2.96×
• Total profit: $43,840
• Equity at exit: $11,913

10-year hold

• IRR: 50.9%
• Equity multiple: 7.17×
• Total profit: $138,104
• Equity at exit: $6,908

Cash invested: $22,372 (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: 342
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $763

Break-even live

Break-even rent $593

Max offer price $79,900

Occupancy floor 46%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-12
   statusdays on market $79,900 Pending 70 DOM
2. 2026-06-09
   days on market $79,900 Active 69 DOM
3. 2026-06-08
   days on market $79,900 Active 68 DOM
4. 2026-06-07
   days on market $79,900 Active 67 DOM
5. 2026-06-07
   days on market $79,900 Active 66 DOM
6. 2026-06-03
   days on market $79,900 Active 63 DOM
7. 2026-06-02
   days on market $79,900 Active 62 DOM
8. 2026-06-01
   days on market $79,900 Active 61 DOM
9. 2026-05-31
   days on market $79,900 Active 60 DOM
10. 2026-05-30
    days on market $79,900 Active 59 DOM
11. 2026-05-19
    price $79,900 746-char remark

    Show marketing remark (746 chars)

    Cute and clean 2 bedroom 1 bath with updated bathroom, walk in shower. Nice large kitchen with 2 pantry's. Laundry area. Laminated floors through out, newer roof membrane, newer hot water heater, new exterior paint on the home and carport and shop. Appliances (approximately 6 years old) are included. This home is furnished kitchen table excluded). Carport with storage shed and separate shop area. Wheel chair ramp. Located in Pacific Trailer Park off Ocean Blvd. Space rent $320.00 and includes trash. This is a 55+ park. Park is very clean. Centrally located to medical, shopping and on the way to the beaches, fishing, clamming and hiking. This is a great park and location for full time living or having a second home on the coast. Vacant.

12. 2026-04-01
    listed $87,000 Active 746-char remark

    Show marketing remark (746 chars)

    Cute and clean 2 bedroom 1 bath with updated bathroom, walk in shower. Nice large kitchen with 2 pantry's. Laundry area. Laminated floors through out, newer roof membrane, newer hot water heater, new exterior paint on the home and carport and shop. Appliances (approximately 6 years old) are included. This home is furnished kitchen table excluded). Carport with storage shed and separate shop area. Wheel chair ramp. Located in Pacific Trailer Park off Ocean Blvd. Space rent $320.00 and includes trash. This is a 55+ park. Park is very clean. Centrally located to medical, shopping and on the way to the beaches, fishing, clamming and hiking. This is a great park and location for full time living or having a second home on the coast. Vacant.

13. 1999-11-03
    soldstatus $14,500
14. 1998-09-22
    soldstatus $13,000
15. 1998-08-16
    soldstatus $25,000
16. 1998-05-19
    soldstatus $25,920
17. 1998-05-14
    soldstatus $9,400
18. 1998-05-06
    soldstatus $15,000
19. 1998-03-23
    soldstatus $15,500

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$579/yr (+$48/mo · 294.6%)

ⓘ 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 · 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: $18,704
• − Mortgage interest: −$4,476
• − Property taxes: −$196
• − Insurance: −$400
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$2,324
• Taxable income: $8,316
• Est. tax owed @ 24.0%: −$1,996
• After-tax cash flow: $7,157/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

+415.5% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $79,900 RMLS
• 2026-04-01 Listed $87,000 RMLS
• 1999-11-03 Sold (Public Records) $14,500 Public Records
• 1998-09-22 Sold (Public Records) $13,000 Public Records
• 1998-08-16 Sold (Public Records) $25,000 Public Records
• 1998-05-19 Sold (Public Records) $25,920 Public Records
• 1998-05-14 Sold (Public Records) $9,400 Public Records
• 1998-05-06 Sold (Public Records) $15,000 Public Records
• 1998-03-23 Sold (Public Records) $15,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $196 · +1.4% YoY. Source: county tax records.