2335 Woodland Dr · Coos Bay, OR 97420

$310,000

3 bd · 1.5 ba · 1,446 sqft · SingleFamily public records · 9 Days on market

Built 1954 7,405 sqft lot $214/sqft · 15% below area Est $367k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.4/15.0
• Cash flow +9.1/30.0
• Rent growth +4.7/5.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single level home close to Bay Area Hospital & medical facilities. 3 bedroom 1.5 baths, corner fireplace & wood floors. Art deco kitchen ready for a remodel or keep it as it is. Small back yard needs some TLC.

Key facts

• Mature trees
• 7,405 sq ft lot
• Garage

Tags

• ORIGINAL OAK FLOORING
• VINTAGE METAL CABINETS
• MATURE TREES
• BEAUTIFUL BRICK ADDITION

Property features AI

Finance

• Other: Zoning: R3; Lot approximately 0.17 acres

Exterior

• Parking: Driveway and off-street parking; Attached 1-car garage; Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric power
• Home design: Single-family residence; Residential property (resale); No notable view; Main level living area
• Construction: Built in 1954; Composition roof; Concrete perimeter foundation
• Exterior features: Covered patio; Raised garden beds; Tool shed; Yard; Wood siding; Gentle sloping lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Kitchen present
• Bedrooms: Primary bedroom (Main level); Second bedroom; Third bedroom
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: One full bathroom; One partial bathroom (total 2 bathrooms counted as 1.1 in summary)
• Heating & cooling: Mini-split heating; Mini-split cooling; Electric fuel
• Interior features: Hardwood floors; Vinyl flooring; Wall-to-wall carpet; Vinyl window frames; Minimal steps for accessibility
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (27.8% below list).
• Recommended offer: $224k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Coos Bay — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $80k; list at $310k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,869 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — 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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.72% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.86
• GRM: 11.5

CMA / ARV

• ARV (median comp): $366,582
• List price: $310,000
• Delta: -15.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 N 20th St	0.36mi	4/2.0 (+1)	1,430 (-1%)	3mo	$430,000	$301	72
2061 Juniper Ave	0.31mi	4/2.0 (+1)	1,406 (-3%)	3mo	$375,000	$267	71
3851 Edgewood Dr	0.49mi	3/3.0	1,344 (-7%)	2mo	$405,400	$302	57
2207 Timberline Dr	0.60mi	3/2.0	1,491 (+3%)	12mo	$525,000	$352	55
3797 Edgewood Dr	0.51mi	3/2.0	1,296 (-10%)	7mo	$320,000	$247	51
3189 Ash St	0.73mi	3/2.0	1,390 (-4%)	8mo	$376,000	$271	51
1453 Juniper Ave	0.69mi	3/2.0	1,384 (-4%)	10mo	$197,000	$142	51
3461 Scott Ct	0.68mi	3/2.0	1,296 (-10%)	1mo	$358,500	$277	48
3511 Scott Ct	0.64mi	3/2.0	1,592 (+10%)	5mo	$338,500	$213	47
2745 34th St	0.68mi	4/2.0 (+1)	1,524 (+5%)	9mo	$312,000	$205	45
1695 N 17th St	0.46mi	4/3.0 (+1)	1,603 (+11%)	10mo	$334,000	$208	41
1205 Ocean Ter	0.71mi	3/1.0	1,242 (-14%)	10mo	$254,000	$205	33

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: -16.7%
• Equity multiple: 0.38×
• Total profit: $-53,460
• Equity at exit: $46,222

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-12,236
• Equity at exit: $26,803

Cash invested: $86,800 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$249 /mo · $2,992/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-236

Break-even live

Break-even rent $2,537

Max offer price $268,377

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-148	+0% $-236	+5% $-323	+10% $-411
Rent	-10% $-412	-5% $-324	+0% $-236	+5% $-147	+10% $-59
Rate	-1.0pp $-80	-0.5pp $-157	base $-236	+0.5pp $-316	+1.0pp $-398

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	1.13mi
510 Lombard St North Bend, OR	3.0	2.0	1384	$2,200	$1.59	44d	1	1.17mi
151 Norman Ave Unit 02 Coos Bay, OR	2.0	1.0	1000	$1,300	$1.30	44d	1	1.17mi
1449 Anderson Ave Coos Bay, OR	3.0	2.0	1785	$2,700	$1.51	44d	1	1.31mi
971 Inlet Loop Coos Bay, OR	3.0	3.0	1792	$3,150	$1.76	44d	1	1.39mi
267 Ackerman Ave Unit 277 Coos Bay, OR	2.0	1.0	904	$1,550	$1.71	44d	1	1.44mi

Listing history 8 events

1. 2026-05-12
   listed $310,000 Active 447-char remark
2. 2012-11-30
   soldstatus $79,900 Sold 217-char remark

   Show marketing remark (217 chars)

   Single level home close to Bay Area Hospital & medical facilities. 3 bedroom 1.5 baths, corner fireplace & wood floors. Art deco kitchen ready for a remodel or keep it as it is. Small back yard needs some TLC.

3. 2012-10-18
   status Pending 217-char remark

   Show marketing remark (217 chars)

   Single level home close to Bay Area Hospital & medical facilities. 3 bedroom 1.5 baths, corner fireplace & wood floors. Art deco kitchen ready for a remodel or keep it as it is. Small back yard needs some TLC.

4. 2012-10-09
   listed $79,900 Active 217-char remark

   Show marketing remark (217 chars)

   Single level home close to Bay Area Hospital & medical facilities. 3 bedroom 1.5 baths, corner fireplace & wood floors. Art deco kitchen ready for a remodel or keep it as it is. Small back yard needs some TLC.

5. 2005-12-13
   soldstatus $285,000

   Show marketing remark (100 chars)

   Nice home close to hospital. large fenced yard. 2.4 acres in town with trees. Zoned for multi units.

6. 2005-12-13
   soldstatus $285,000

   Show marketing remark (100 chars)

   Nice home close to hospital. large fenced yard. 2.4 acres in town with trees. Zoned for multi units.

7. 2005-12-02
   historical

   Show marketing remark (100 chars)

   Nice home close to hospital. large fenced yard. 2.4 acres in town with trees. Zoned for multi units.

8. 2005-10-05
   listed $275,000

   Show marketing remark (100 chars)

   Nice home close to hospital. large fenced yard. 2.4 acres in town with trees. Zoned for multi units.

ⓘ 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: $2,992 · $249/mo
• Projected year-2 tax: $3,007 · $251/mo
• Expected delta: +$15/yr (+$1/mo · 0.5%)

ⓘ 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 · 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: $26,864
• − Mortgage interest: −$17,365
• − Property taxes: −$2,992
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$9,018
• Taxable loss: −$8,359
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-821/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

+12.7% since first listed

9 events — show timeline

• 2026-05-21 Pending — RMLS
• 2026-05-12 Listed $310,000 RMLS
• 2012-11-30 Sold (MLS) $79,900 RMLS
• 2012-10-18 Pending — RMLS
• 2012-10-09 Listed $79,900 RMLS
• 2005-12-13 Sold (Public Records) $285,000 Public Records
• 2005-12-13 Sold (MLS) $285,000 RMLS
• 2005-12-02 Delisted — RMLS
• 2005-10-05 Listed $275,000 RMLS

Property tax history

+3.7%/yr

Latest (2025): $2,992 · +1.5% YoY. Source: county tax records.