585 Village Pines Ave · Coos Bay, OR 97420

$179,900

2 bd · 1.0 ba · 728 sqft · Other public records · 23 Days on market

Built 2023 Good condition

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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).

• Cash flow +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Rent growth +4.7/5.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable 55+ community of Shorepines Village, this beautifully maintained 2-bedroom, 1-bath home offers the perfect blend of privacy, comfort, and garden-inspired outdoor living. Situated on an oversized lot with mature landscaping throughout, the property feels like a peaceful private retreat and is truly a gardener’s dream, featuring two greenhouses, abundant planting space, and a storage shed for tools, hobbies, and seasonal storage. Inside, the home is bright, clean, and exceptionally well cared for, with an inviting open layout, beautiful stainless steel appliances, and an oversized farmhouse sink that adds both charm and functionality to the spacious kitchen. Whe

Key facts

• Two greenhouses
• Storage shed
• Open layout

Tags

• OVERSIZED LOT
• MATURE LANDSCAPING
• TWO GREENHOUSES
• ABUNDANT PLANTING SPACE
• STORAGE SHED
• OPEN LAYOUT

Property features AI

Finance

• Other: Located in Shorepines Bay Village park; Lot features include gentle slope, irrigation equipment, paved road access, secluded setting, terracing, and trees; Parcel number available
• Financial info: Land lease (monthly lot rent); Monthly lot rent: $589; Land lease expires January 1, 2099
• HOA & community: Park amenities include trash and water service; Senior community; Pet policy: up to 2 pets per park specifications

Exterior

• Parking: Covered parking; Driveway; Carport
• Utilities: Electric water heater; Electric fuel; Public water; Public sewer; Cable internet
• Home design: Manufactured home in a park; Residential property; New construction (2023); Single-story (main living on one level); No notable view
• Construction: Built in 2023; Metal roof; Skirting foundation
• Exterior features: Fenced yard; Greenhouse; Outbuilding; Patio; Porch; Raised garden beds; Tool shed; Yard; Metal siding

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Microwave; Stainless steel appliances
• Bedrooms: Primary bedroom (main level); Second bedroom (main level)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Heat pump (heating and cooling)
• Interior features: Walk-in shower; Washer/dryer included; Laminate flooring; Partial basement with crawl space
• Laundry & utility: Washer and dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.2% below list).
• Recommended offer: $158k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,947 (12.2% below list)

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 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?
3. 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?
4. 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?
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 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: 0.88% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-11,314
• Equity at exit: $26,824

10-year hold

• IRR: 8.7%
• Equity multiple: 1.80×
• Total profit: $40,178
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $150

Break-even live

Break-even rent $1,390

Max offer price $179,900

Occupancy floor 86%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $179,900 Active 23 DOM
2. 2026-06-18
   days on market $179,900 Active 22 DOM
3. 2026-06-17
   days on market $179,900 Active 21 DOM
4. 2026-06-16
   days on market $179,900 Active 20 DOM
5. 2026-06-15
   days on market $179,900 Active 19 DOM
6. 2026-06-14
   days on market $179,900 Active 17 DOM
7. 2026-06-12
   days on market $179,900 Active 16 DOM
8. 2026-06-09
   days on market $179,900 Active 13 DOM
9. 2026-06-08
   days on market $179,900 Active 12 DOM
10. 2026-06-07
    days on market $179,900 Active 11 DOM
11. 2026-06-07
    pricedays on market $179,900 Active 10 DOM
12. 2026-06-03
    days on market $199,000 Active 7 DOM
13. 2026-06-02
    days on market $199,000 Active 6 DOM
14. 2026-06-01
    days on market $199,000 Active 5 DOM
15. 2026-05-31
    days on market $199,000 Active 4 DOM
16. 2026-05-30
    days on market $199,000 Active 3 DOM
17. 2026-05-26
    listed $199,000 Active

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$793/yr (+$66/mo · 83.2%)

ⓘ 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: $18,954
• − Mortgage interest: −$10,077
• − Property taxes: −$952
• − Insurance: −$900
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$5,233
• Taxable loss: −$1,242
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $2,098/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-bedroom home in a desirable 55+ community offers a peaceful retreat with a beautiful deck and garden-inspired outdoor living. Minor updates to the exterior and landscaping would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace deck boards — Improves safety and extends the life of the deck
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace deck boards — Improves safety and extends the life of the deck ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-26 Listed $199,000 RMLS

Property tax history

+1.5%/yr

Latest (2025): $952 · +1.5% YoY. Source: county tax records.