205 E 12th St · Coquille, OR 97423

$450,000

16 bd · 16.0 ba · — sqft · MultiFamily · 52 Days on market

Built 1940 Est $388k · 16% 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
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Income-producing property with multiple living options all on one lot. Excellent investment opportunity with four 1-bedroom units offering strong rental potential. Located on an approximately 95x50 corner lot (subject to partition) near schools in Coquille, this well-positioned 4-plex provides garage or storage space for each unit. On-site amenities include a shared laundry room and a community garden area. A great opportunity for investors seeking a solid, income-producing property!

Key facts

• 4 garage spots
• Built 1940
• Listed 51 days

Property features AI

Finance

• Other: Parcel number 3250100
• Financial info: Rent includes gas, sewer, trash collection, and water; Listed cap rate 6.07; Gross rent multiplier 11.59; Current unit rents: $1,000; $800; $850; $650
• HOA & community: Zoned R; Community laundry

Exterior

• Parking: Driveway parking; Total of 4 parking spaces; 4 garage spaces
• Utilities: Public water; Public sewer; Electricity and propane fuel; Cable internet
• Home design: Multi-family property; Not attached to other properties; Entry and orientation details not specified
• Construction: Built in 1940; Metal roof; Block foundation with skirting
• Exterior features: Wood siding exterior; Level lot; Paved road access; Territorial view

Interior

• Kitchen: Each unit equipped with a range and refrigerator
• Bedrooms: Four 1-bed units (each unit listed as 1 bedroom)
• Bathrooms: Four 1-bath units (each unit listed as 1 bathroom)
• Heating & cooling: No central heating listed; heat described as Other; No central cooling listed; Hot water from electricity and propane
• Interior features: Attached storage; Crawl space basement
• Laundry & utility: Laundry available (community feature)

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $566/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $450k).
• Recommended offer: $436k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.2% in Coquille — 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 71/100 on livability (#123 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: commute F, employment F.
• Coquille SD 8 (town): math 22% / reading 43% proficiency, ranked #37 of 58 in OR (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coquille Valley Elementary (math 34% / reading 52%, grade F, #159 of 412 statewide, top 39%, 333 students, 66% FRL); Coquille Junior Senior High (math 22% / reading 42%, grade F, #105 of 143 statewide, top 73%, 366 students, 68% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 95 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 + 3.0% rent growth), your $126k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $436,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $387,923
• List price: $450,000
• Delta: 16.00%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.57×
• Total profit: $71,261
• Equity at exit: $67,096

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $247,993
• Equity at exit: $38,908

Cash invested: $126,000 (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 97423

• Active inventory: 95
• Price-to-rent: 22.1×

Monthly cashflow live

• Estimated rent: $6,800 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,428
• Net cashflow: $2,262

Break-even live

Break-even rent $3,937

Max offer price $450,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$6,800
Total (4 units)			$6,800

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $450,000 Active 52 DOM
2. 2026-06-18
   price $450,000 Active 51 DOM
3. 2026-06-18
   days on market $459,000 Active 51 DOM
4. 2026-06-17
   days on market $459,000 Active 50 DOM
5. 2026-06-16
   days on market $459,000 Active 49 DOM
6. 2026-06-15
   days on market $459,000 Active 48 DOM
7. 2026-06-14
   days on market $459,000 Active 46 DOM
8. 2026-06-12
   days on market $459,000 Active 45 DOM
9. 2026-06-09
   days on market $459,000 Active 42 DOM
10. 2026-06-08
    days on market $459,000 Active 41 DOM
11. 2026-06-07
    days on market $459,000 Active 40 DOM
12. 2026-06-07
    days on market $459,000 Active 39 DOM
13. 2026-06-02
    days on market $459,000 Active 35 DOM
14. 2026-06-01
    days on market $459,000 Active 34 DOM
15. 2026-05-31
    days on market $459,000 Active 33 DOM
16. 2026-05-30
    days on market $459,000 Active 32 DOM
17. 2026-04-28
    listed $459,000 Active 488-char remark
18. 2025-04-23
    historical $1,000
19. 2025-04-15
    listed $1,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥82°F today · 22 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: $81,600
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$6,528
• − Management: −$6,528
• − Depreciation: −$13,091
• Taxable income: $21,246
• Est. tax owed @ 24.0%: −$5,099
• After-tax cash flow: $22,047/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: Coquille SD 8
• NCES district ID: 4103390
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $38,573
• Composite: 27.1/100
• National rank: #7042
• State rank: #37 of 58 in OR

Livability — Coquille

• Score: 71/100
• State rank: #123
• US rank: #7084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coquille, OR
• City population: 5,799
• Population (ZIP): 5,799

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 5% Italian 5% Lithuanian 4%
• 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: ▼ -110.34%
• Current HPI: 200.6106
• 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

+44900.0% since first listed

9 events — show timeline

• 2026-06-18 Price Changed $450,000 RMLS
• 2026-06-18 Price Changed $230,000 RMLS
• 2026-06-18 Price Changed $450,000 RMLS
• 2026-06-18 Price Changed $230,000 RMLS
• 2026-06-18 Price Changed $450,000 RMLS
• 2026-06-18 Price Changed $230,000 RMLS
• 2026-04-28 Listed $459,000 RMLS
• 2025-04-23 Rental Removed $1,000 RENTEC
• 2025-04-15 Listed for Rent $1,000 RENTEC