690 Village Pines Dr · Coos Bay, OR 97420

$147,500

2 bd · 2.0 ba · 1,344 sqft · MultiFamily public records · 18 Days on market

Built 1974 Est $132k · 12% 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 +2.1/15.0
• 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

Great Shape for this years model in 55+ park. Next to pond with wildlife. Transaction Subject to Park Approval.

Key facts

• Covered deck
• Recent updates
• New carpet

Tags

• RECENT UPDATES
• NEW CARPET
• NEW COUNTERTOPS
• COVERED DECK
• HEAT PUMP
• SHARED CARPORT

Property features AI

Finance

• Other: Home ID / VIN information available; Land lease not reported
• Financial info: Tax year 2025
• HOA & community: Manufactured home park with monthly lot rent ($635); Not a senior community

Exterior

• Parking: Detached carport; Driveway parking; 1 parking space/carport
• Security: No security features listed
• Utilities: Electric water heater; Public water; Public sewer; Electric power
• Home design: Manufactured home in a park (residential); Not attached; Resale condition; Main living area approximately 1,344; Manufacturer: Sierra; Built in 1974; Skirting foundation; No land included (lot in park; monthly lot rent $635)
• Construction: Metal roof; Aluminum exterior; Skirting foundation; Year built 1974
• Exterior features: Metal roof; Covered deck; Porch; Tool shed; Aluminum exterior; Level site; Paved road access; Views of a pond, territorial views, and trees/woods

Interior

• Kitchen: Built-in oven; Cooktop; Free-standing refrigerator; Kitchen island; Pantry
• Bedrooms: Primary bedroom (Main level); Second bedroom (Main level)
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Vinyl flooring; Wall-to-wall carpet; Pellet stove fireplace; Aluminum window frames with double-pane windows; Crawl space
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $148k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $148k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% 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); Marshfield Senior High School (math 17% / reading 54%, grade F, #89 of 143 statewide, top 62%, 835 students, 31% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 342 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $3,076/mo this rent would consume 60% of the median local household income ($62k/yr) (locally 799% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $148k implies a 490% gain — meaningful room to come down on a strong offer.

Recommended offer $145,287 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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 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 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: 2.09% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.01%
• DSCR: 3.00
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $131,712
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1626 Lund Ave	0.32mi	3/2.0 (+1)	1,176 (-12%)	21mo	$115,000	$98	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 47.4%
• Equity multiple: 3.20×
• Total profit: $90,988
• Equity at exit: $21,993

10-year hold

• IRR: 55.1%
• Equity multiple: 7.78×
• Total profit: $280,118
• Equity at exit: $12,753

Cash invested: $41,300 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,076 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $1,549

Break-even live

Break-even rent $1,115

Max offer price $147,500

Occupancy floor 45%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,076
Total (2 units)			$3,076

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: $36,875
• Closing costs: $4,425
• 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	43d	1	0.40mi
971 Inlet Loop Coos Bay, OR	3.0	3.0	1792	$3,150	$1.76	43d	1	0.46mi
949 Blanco Ave Coos Bay, OR	3.0	2.0	1100	$2,500	$2.27	43d	1	0.52mi
267 Ackerman Ave Unit 277 Coos Bay, OR	2.0	1.0	904	$1,550	$1.71	43d	1	0.60mi
239 N Wasson St Unit 7 Coos Bay, OR	2.0	1.0	900	$1,400	$1.56	43d	1	0.84mi
455 N Cammann St Coos Bay, OR	3.0	1.0	1060	$2,000	$1.89	43d	1	0.89mi

Listing history 16 events

1. 2026-06-19
   days on market $147,500 Active 18 DOM
2. 2026-06-18
   days on market $147,500 Active 17 DOM
3. 2026-06-17
   days on market $147,500 Active 16 DOM
4. 2026-06-16
   days on market $147,500 Active 15 DOM
5. 2026-06-15
   days on market $147,500 Active 14 DOM
6. 2026-06-14
   days on market $147,500 Active 12 DOM
7. 2026-06-12
   days on market $147,500 Active 11 DOM
8. 2026-06-09
   days on market $147,500 Active 8 DOM
9. 2026-06-09
   price $147,500 Active 7 DOM
10. 2026-06-08
    days on market $158,500 Active 7 DOM
11. 2026-06-07
    days on market $158,500 Active 6 DOM
12. 2026-06-07
    remarks 577-char remark
13. 2026-06-07
    days on market $158,500 Active 5 DOM
14. 2026-06-03
    days on market $158,500 Active 2 DOM
15. 2026-06-02
    remarks 556-char remark
16. 2026-06-02
    listed $158,500 Active 1 DOM

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$881/yr (+$73/mo · 160.2%)

ⓘ 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 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: $36,912
• − Mortgage interest: −$8,262
• − Property taxes: −$550
• − Insurance: −$738
• − Repairs & maintenance: −$2,953
• − Management: −$2,953
• − Depreciation: −$4,291
• Taxable income: $17,165
• Est. tax owed @ 24.0%: −$4,120
• After-tax cash flow: $14,471/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

+399.3% since first listed

15 events — show timeline

• 2026-06-01 Listed $158,500 RMLS
• 2009-09-16 Sold (MLS) $25,000 RMLS
• 2009-09-09 Delisted — RMLS
• 2009-07-14 Listed $25,000 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

+3.9%/yr

Latest (2025): $550 · +1.5% YoY. Source: county tax records.