909 N Tenmile · Lakeside, OR 97449

$119,000

1 bd · 1.0 ba · 929 sqft · SingleFamily public records · 90 Days on market

Built 1974 1.11 ac lot $128/sqft · 35% below area Est $182k · 35% under · waterfront

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +5.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Owner has done most of the gutting and made some improvements. Ready for you to finish the dream! Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

Key facts

• Lots of storage
• Lakefront cabin
• 3 levels

Tags

• LAKEFRONT CABIN
• LOCATION ON NORTH TENMILE LAKE
• SHELTERED COVE
• 3 LEVELS
• ADDITIONAL OUTBUILDING
• LOTS OF STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.7% in Lakeside — 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 64/100 on livability (#215 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: health & safety C-, employment D+, amenities F.
• North Bend SD 13 (town): math 30% / reading 47% proficiency, ranked #21 of 58 in OR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Bay Elementary School (math 34% / reading 42%, grade F, #197 of 412 statewide, top 48%, 443 students, 69% FRL); North Bend Middle School (math 24% / reading 45%, grade F, #61 of 128 statewide, top 54%, 494 students, 68% FRL); North Bend Senior High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 731 students, 30% FRL) — zoned schools average 56% FRL vs 40% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 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 $2k of equity ($823 loan paydown + $1k appreciation (0.9% 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 (0.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $31k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.44% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (median comp): $182,364
• List price: $119,000
• Delta: -34.75%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 N Tenmile	0.28mi	2/1.0 (+1)	968 (+4%)	13mo	$165,000	$170	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.02×
• Total profit: $34,150
• Equity at exit: $40,146

10-year hold

• IRR: 23.3%
• Equity multiple: 3.80×
• Total profit: $93,326
• Equity at exit: $52,983

Cash invested: $33,320 (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 97449

• Home prices YoY: 0.5%
• Active inventory: 87
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $508

Break-even live

Break-even rent $1,067

Max offer price $119,000

Occupancy floor 65%

Sensitivity live

Price	-10% $575	-5% $541	+0% $508	+5% $474	+10% $440
Rent	-10% $373	-5% $440	+0% $508	+5% $575	+10% $643
Rate	-1.0pp $568	-0.5pp $538	base $508	+0.5pp $477	+1.0pp $446

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $119,000 Active 90 DOM
2. 2026-06-19
   days on market $119,000 Active 88 DOM
3. 2026-06-18
   days on market $119,000 Active 87 DOM
4. 2026-06-17
   days on market $119,000 Active 86 DOM
5. 2026-06-16
   days on market $119,000 Active 85 DOM
6. 2026-06-15
   days on market $119,000 Active 84 DOM
7. 2026-06-14
   days on market $119,000 Active 82 DOM
8. 2026-06-12
   days on market $119,000 Active 81 DOM
9. 2026-06-09
   days on market $119,000 Active 78 DOM
10. 2026-06-08
    days on market $119,000 Active 77 DOM
11. 2026-06-07
    days on market $119,000 Active 76 DOM
12. 2026-06-05
    days on market $119,000 Active 73 DOM
13. 2026-06-03
    days on market $119,000 Active 72 DOM
14. 2026-06-02
    days on market $119,000 Active 71 DOM
15. 2026-06-01
    days on market $119,000 Active 70 DOM
16. 2026-05-31
    days on market $119,000 Active 69 DOM
17. 2026-05-30
    days on market $119,000 Active 68 DOM
18. 2026-04-21
    price $135,000 576-char remark

    Show marketing remark (576 chars)

    Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Owner has done most of the gutting and made some improvements. Ready for you to finish the dream! Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

19. 2026-03-22
    listed $150,000 Active 576-char remark

    Show marketing remark (576 chars)

    Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Owner has done most of the gutting and made some improvements. Ready for you to finish the dream! Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

20. 2024-11-05
    soldstatus $100,000 Closed 479-char remark

    Show marketing remark (479 chars)

    Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

21. 2024-11-05
    soldstatus $100,000

    Show marketing remark (479 chars)

    Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

22. 2024-10-23
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

23. 2024-10-12
    status Active 479-char remark

    Show marketing remark (479 chars)

    Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

24. 2024-09-30
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

25. 2024-09-22
    listed $125,000 Active 479-char remark

    Show marketing remark (479 chars)

    Slice of Heaven for someone who wants a project. This lakefront cabin has good bones but needs someone who can love it again. Property has water, septic and power. Great location on North Tenmile Lake near Sunlake Marina. Enjoy sunny days on the deck with a sheltered cove. Home has 3 levels and additional outbuilding for lots of storage. Plenty of sleeping areas for fun times at the lake. Bring your creative energy and tools and make this place shine again! BOAT ACCESS ONLY

26. 1996-09-13
    soldstatus $88,500
27. 1995-09-08
    soldstatus $75,000
28. 1992-06-18
    soldstatus $33,500
29. 1990-07-01
    soldstatus $30,000

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,232 · $103/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 17 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: $20,514
• − Mortgage interest: −$6,666
• − Property taxes: −$1,232
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$3,462
• Taxable income: $4,479
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $5,018/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: North Bend SD 13
• NCES district ID: 4108820
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $43,614
• Composite: 32.57/100
• National rank: #5681
• State rank: #21 of 58 in OR

Livability — Lakeside

• Score: 64/100
• State rank: #215
• US rank: #14610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,200

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 11% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 4% Italian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 2%

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: ▲ 0.92%
• Current HPI: 190.1581
• 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

+350.0% since first listed

12 events — show timeline

• 2026-04-21 Price Changed $135,000 RMLS
• 2026-03-22 Listed $150,000 RMLS
• 2024-11-05 Sold (Public Records) $100,000 Public Records
• 2024-11-05 Sold (MLS) $100,000 RMLS
• 2024-10-23 Pending — RMLS
• 2024-10-12 Relisted — RMLS
• 2024-09-30 Pending — RMLS
• 2024-09-22 Listed $125,000 RMLS
• 1996-09-13 Sold (Public Records) $88,500 Public Records
• 1995-09-08 Sold (Public Records) $75,000 Public Records
• 1992-06-18 Sold (Public Records) $33,500 Public Records
• 1990-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,232 · +1.5% YoY. Source: county tax records.