800 King St #22 · Powers, OR 97466

$37,000

2 bd · 1.0 ba · 938 sqft · MultiFamily public records · 33 Days on market

Built 1977

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

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

Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

Key facts

• Year round biking
• Year round hiking
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• YEAR ROUND HIKING
• YEAR ROUND BIKING

Property features AI

Finance

• Other: Lot size range: 0–2,999 sq ft; Main living area reported as 938 (county)
• Financial info: Property is resale; Land lease: No
• HOA & community: Not a senior community; Zoning: R; Lot rent: $475 monthly

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Electric hot water and fuel; Public water; Public sewer; Internet service: other
• Home design: Manufactured home in a park (residential); Single-story / main living on one level; Entry level: main; Facing: views of mountains and trees
• Construction: Built in 1977; Skirting foundation; Metal roof
• Exterior features: Metal siding; Level lot; Gravel road access; Mountain and trees/woods views

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Range hood
• Bedrooms: Primary bedroom on main level with closet; Second bedroom on main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom on main level
• Heating & cooling: Baseboard heating; Mini-split heating and cooling
• Interior features: Accessible home with one-level design and modified kitchen cabinets; Laminate and vinyl flooring; Washer/Dryer space; Aluminum and vinyl window frames; Basement: other (skirting/foundation details noted separately)
• Laundry & utility: Utility room on main level with washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $37k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#274 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Powers SD 31 (rural): math 20% / reading 25% proficiency, ranked #178 of 183 in OR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Powers Elementary School (math 24% / reading 30%, grade F, #288 of 412 statewide, top 73%, 61 students, 75% FRL); Powers High School (math 10% / reading 10%, grade F, #141 of 143 statewide, top 99%, 66 students, 67% FRL).
• Market conditions: 21 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($256 loan paydown + $1k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $28k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $35,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1977 — 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 F-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 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: 2.48% ✓
• Cap rate: 22.63%
• Cash-on-cash: 58.35%
• DSCR: 3.60
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 63.3%
• Equity multiple: 4.53×
• Total profit: $36,536
• Equity at exit: $16,637

10-year hold

• IRR: 62.8%
• Equity multiple: 9.21×
• Total profit: $85,095
• Equity at exit: $25,639

Cash invested: $10,360 (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 97466

• Active inventory: 21
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$194
• Tax from tax record: −$13 /mo · $154/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $504

Break-even live

Break-even rent $281

Max offer price $37,000

Occupancy floor 40%

Sensitivity live

Price	-10% $525	-5% $514	+0% $504	+5% $493	+10% $483
Rent	-10% $431	-5% $467	+0% $504	+5% $540	+10% $576
Rate	-1.0pp $522	-0.5pp $513	base $504	+0.5pp $494	+1.0pp $484

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $37,000 Active 33 DOM
2. 2026-06-21
   days on market $37,000 Active 32 DOM
3. 2026-06-18
   days on market $37,000 Active 30 DOM
4. 2026-06-17
   days on market $37,000 Active 29 DOM
5. 2026-06-16
   days on market $37,000 Active 28 DOM
6. 2026-06-15
   days on market $37,000 Active 27 DOM
7. 2026-06-13
   days on market $37,000 Active 25 DOM
8. 2026-06-12
   days on market $37,000 Active 24 DOM
9. 2026-06-09
   days on market $37,000 Active 21 DOM
10. 2026-06-08
    days on market $37,000 Active 20 DOM
11. 2026-06-08
    days on market $37,000 Active 19 DOM
12. 2026-06-05
    days on market $37,000 Active 17 DOM
13. 2026-06-04
    days on market $37,000 Active 15 DOM
14. 2026-06-02
    days on market $37,000 Active 14 DOM
15. 2026-06-01
    days on market $37,000 Active 13 DOM
16. 2026-05-31
    days on market $37,000 Active 12 DOM
17. 2026-05-15
    listed $37,000 Active
18. 2023-09-29
    soldstatus $28,500 Closed 316-char remark

    Show marketing remark (316 chars)

    Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

19. 2023-09-01
    status Pending 316-char remark

    Show marketing remark (316 chars)

    Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

20. 2023-07-21
    price $29,999 316-char remark

    Show marketing remark (316 chars)

    Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

21. 2023-06-14
    price $32,000 316-char remark

    Show marketing remark (316 chars)

    Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

22. 2023-05-15
    price $36,000 316-char remark

    Show marketing remark (316 chars)

    Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

23. 2023-02-09
    price $38,000 316-char remark

    Show marketing remark (316 chars)

    Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

24. 2023-01-12
    price $44,000 316-char remark

    Show marketing remark (316 chars)

    Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

25. 2022-09-23
    listed $45,000 Active 316-char remark

    Show marketing remark (316 chars)

    Beautiful mountain views and fresh air! Park features a community garden and amazing views of holiday fireworks from community field. Across the street there is a pond stocked with fish, fish cleaning station, picnic tables, hiking trail, playground, tennis courts, basketball courts, and camping. Book a tour today!

26. 1997-12-05
    soldstatus $135,000
27. 1997-12-01
    soldstatus $5,000
28. 1992-10-15
    soldstatus $127,000

ⓘ 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: $154 · $13/mo
• Projected year-2 tax: $359 · $30/mo
• Expected delta: +$205/yr (+$17/mo · 133.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥86°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,029
• − Mortgage interest: −$2,073
• − Property taxes: −$154
• − Insurance: −$185
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,076
• Taxable income: $5,776
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $4,659/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: Powers SD 31
• NCES district ID: 4110080
• Math proficiency: 20% ▲ 10.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $34,872
• Composite: 21.67/100
• National rank: #13597
• State rank: #178 of 183 in OR

Livability — Powers

• Score: 61/100
• State rank: #274
• US rank: #18426

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing C+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Powers, OR
• Population (ZIP): 1,152

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 (75%)
• Race & ethnicity: White 75% Two or more races 23% Hispanic / Latino 6% Native American 3%
• Common ancestry: Italian 10% Lithuanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: —
• Current HPI: —
• 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

-70.9% since first listed

12 events — show timeline

• 2026-05-15 Listed $37,000 RMLS
• 2023-09-29 Sold (MLS) $28,500 RMLS
• 2023-09-01 Pending — RMLS
• 2023-07-21 Price Changed $29,999 RMLS
• 2023-06-14 Price Changed $32,000 RMLS
• 2023-05-15 Price Changed $36,000 RMLS
• 2023-02-09 Price Changed $38,000 RMLS
• 2023-01-12 Price Changed $44,000 RMLS
• 2022-09-23 Listed $45,000 RMLS
• 1997-12-05 Sold (Public Records) $135,000 Public Records
• 1997-12-01 Sold (Public Records) $5,000 Public Records
• 1992-10-15 Sold (Public Records) $127,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $154 · +4.9% YoY. Source: county tax records.