63451 Capitol Dr · Barview, OR 97420

$125,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 2 Days on market

Built 1982 7,840 sqft lot

---

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
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller just had brand new pad and carpet put in home along with having it cleaned and the yard done! Nice layout, roomy doublewide, oak cabinets, close to ocean beaches, fishing, clamming, etc.

Key facts

• 7,840 sq ft lot
• Built 1982

Property features AI

Finance

• Other: Lot size approximately 0.18 acre (7,840 sq ft)
• Financial info: No financial details provided beyond tax year
• HOA & community: Not a senior community; No land lease

Exterior

• Parking: Off-street parking
• Security: No security features provided
• Utilities: Electric hot water and fuel; Public water; Public sewer
• Home design: Manufactured home on real property; Residential property; Single-story (main level living area provided); No view reported
• Construction: Built in 1982; County-recorded building area 1,248; Building area total 1,248
• Exterior features: Other exterior description; Level lot

Interior

• Kitchen: Kitchen (appliance details not provided); Hot water supplied by electricity
• Bedrooms: Primary bedroom (Main level); Second bedroom; Third bedroom
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: No central heating or cooling specified; Heating listed as other
• Interior features: Dining room; Family room; Living room; Great room; Kitchen
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 15.0% vs local median 4.1% in Barview — 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 63/100 on livability (#230 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D+, 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.
• 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; 1 comparable units currently listed for rent nearby; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• This rent runs 43% 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 $864 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.13%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $294,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63447 James Dr	0.33mi	3/2.0	1,242 (-0%)	6mo	$382,000	$308	79
63561 S Olive Rd	0.43mi	3/2.0	1,255 (+1%)	2mo	$315,000	$251	77
63461 Wallace Rd	0.06mi	2/2.0 (-1)	1,334 (+7%)	6mo	$115,000	$86	76
63645 Grand Rd	0.56mi	3/2.0	1,234 (-1%)	1mo	$235,000	$190	71
90766 Hollywood Ln	0.49mi	3/2.0	1,333 (+7%)	5mo	$297,900	$223	62
63425 Mobilane Rd	0.22mi	3/2.0	1,080 (-14%)	9mo	$270,000	$250	60
63618 S Barview Rd	0.45mi	3/2.0	1,161 (-7%)	15mo	$299,000	$258	55
90797 Travis Ln	0.58mi	2/2.0 (-1)	1,188 (-5%)	6mo	$310,000	$261	55
63780 Wallace Rd	0.64mi	3/2.0	1,120 (-10%)	3mo	$200,000	$179	51
90928 Windy Ln	0.66mi	3/2.0	1,188 (-5%)	13mo	$280,000	$236	50
90936 Windy Ln	0.66mi	3/2.0	1,335 (+7%)	14mo	$247,500	$185	46
63541 Flower Rd	0.51mi	3/3.0	1,078 (-14%)	8mo	$194,000	$180	42

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: 31.4%
• Equity multiple: 2.41×
• Total profit: $49,229
• Equity at exit: $18,638

10-year hold

• IRR: 41.2%
• Equity multiple: 5.87×
• Total profit: $170,348
• Equity at exit: $10,808

Cash invested: $35,000 (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 97420

• Rents YoY: 8.7%
• Active inventory: 342
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,201 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$123 /mo · $1,482/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $908

Break-even live

Break-even rent $1,052

Max offer price $125,000

Occupancy floor 54%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63626 S Barview Rd Coos Bay, OR	3.0	2.0	1404	$2,450	$1.75	44d	1	0.45mi

Listing history 3 events

1. 2026-06-19
   days on market $125,000 Active 2 DOM
2. 2026-06-18
   remarks 541-char remark
3. 2026-06-18
   listed $125,000 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: $1,482 · $123/mo
• Projected year-2 tax: $1,482 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥75°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,418
• − Mortgage interest: −$7,002
• − Property taxes: −$1,482
• − Insurance: −$625
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$3,636
• Taxable income: $9,446
• Est. tax owed @ 24.0%: −$2,267
• After-tax cash flow: $8,630/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 — Barview

• Score: 63/100
• State rank: #230
• US rank: #15585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barview, OR
• County: Coos County · 27,621 people
• 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

+57.2% since first listed

6 events — show timeline

• 2026-06-17 Listed $125,000 RMLS
• 2010-09-13 Sold (MLS) $50,000 RMLS
• 2010-08-30 Pending — RMLS
• 2010-08-18 Price Changed $57,500 RMLS
• 2010-05-11 Listed $78,500 RMLS
• 1998-12-03 Sold (Public Records) $79,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,482 · +1.9% YoY. Source: county tax records.