62875 School Rd · Bunker Hill, OR 97420

$309,000

5 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 174 Days on market

Built 1928 0.30 ac lot $224/sqft · at area comps Est $369k · 16% under

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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 +15.2/30.0
• ARV discount +14.9/15.0
• DSCR +4.7/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Millington on a large corner lot 100 X 200 this property has lots of room for parking vehicles or RV's and a well cared for home. Built in 1928 with approx. 1627 sq.ft 3+ Bedrooms/2 Bathrooms, Gourmet kitchen has beautiful wood cabinets and granite counter tops, nice size primary bedroom and bath, 2 upstairs rooms that don't have closets but provide additional living space, Double attached garage, Cyclone fenced in yard with mature plantings.

Key facts

• Large corner lot
• Gourmet kitchen
• Cyclone fenced yard

Tags

• LARGE CORNER LOT
• GOURMET KITCHEN
• GRANITE COUNTER TOPS
• CYCLONE FENCED YARD
• MATURE PLANTINGS

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $252k (18.4% below list).
• Recommended offer: $252k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Bunker Hill — 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 67/100 on livability (#171 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, 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: Eastside School (315 students, 50% FRL); Millicoma School (math 22% / reading 37%, grade F, #263 of 412 statewide, top 68%, 485 students, 46% FRL); Marshfield Senior High School (math 17% / reading 54%, grade F, #89 of 143 statewide, top 62%, 835 students, 31% FRL).
• Market conditions: Rents rising fast (+8.7%/yr); 345 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• At $2,523/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 799% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 174 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $130k; list at $309k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $252,286 (18.4% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.82% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $369,460
• List price: $309,000
• Delta: -16.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.65×
• Total profit: $-29,934
• Equity at exit: $46,073

10-year hold

• IRR: 5.6%
• Equity multiple: 1.50×
• Total profit: $43,056
• Equity at exit: $26,717

Cash invested: $86,520 (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: 345
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,523 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $109

Break-even live

Break-even rent $2,385

Max offer price $309,000

Occupancy floor 91%

Sensitivity live

Price	-10% $284	-5% $196	+0% $109	+5% $21	+10% $-66
Rent	-10% $-91	-5% $9	+0% $109	+5% $208	+10% $308
Rate	-1.0pp $264	-0.5pp $187	base $109	+0.5pp $29	+1.0pp $-53

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $309,000 Active 174 DOM
2. 2026-06-21
   days on market $309,000 Active 173 DOM
3. 2026-06-19
   days on market $309,000 Active 171 DOM
4. 2026-06-18
   days on market $309,000 Active 170 DOM
5. 2026-06-17
   days on market $309,000 Active 169 DOM
6. 2026-06-16
   days on market $309,000 Active 168 DOM
7. 2026-06-15
   days on market $309,000 Active 167 DOM
8. 2026-06-14
   days on market $309,000 Active 165 DOM
9. 2026-06-12
   pricedays on market $309,000 Active 164 DOM
10. 2026-06-09
    days on market $315,000 Active 161 DOM
11. 2026-06-08
    days on market $315,000 Active 160 DOM
12. 2026-06-07
    days on market $315,000 Active 159 DOM
13. 2026-06-07
    days on market $315,000 Active 158 DOM
14. 2026-06-03
    days on market $315,000 Active 155 DOM
15. 2026-06-02
    days on market $315,000 Active 154 DOM
16. 2026-06-01
    days on market $315,000 Active 153 DOM
17. 2026-05-31
    days on market $315,000 Active 152 DOM
18. 2026-05-30
    days on market $315,000 Active 151 DOM
19. 2025-12-30
    listed $315,000 Active 457-char remark

    Show marketing remark (457 chars)

    Located in Millington on a large corner lot 100 X 200 this property has lots of room for parking vehicles or RV's and a well cared for home. Built in 1928 with approx. 1627 sq.ft 3+ Bedrooms/2 Bathrooms, Gourmet kitchen has beautiful wood cabinets and granite counter tops, nice size primary bedroom and bath, 2 upstairs rooms that don't have closets but provide additional living space, Double attached garage, Cyclone fenced in yard with mature plantings.

20. 2004-06-15
    soldstatus $129,650 151-char remark

    Show marketing remark (151 chars)

    Charming country home with 3 bdrm, 2 bath plus bonus room. Large master bedroom with bath. Private patio, 14x32 shop & RV parking. On two tax lots.

21. 2004-06-15
    soldstatus $129,650

    Show marketing remark (151 chars)

    Charming country home with 3 bdrm, 2 bath plus bonus room. Large master bedroom with bath. Private patio, 14x32 shop & RV parking. On two tax lots.

22. 2004-03-30
    historical 151-char remark

    Show marketing remark (151 chars)

    Charming country home with 3 bdrm, 2 bath plus bonus room. Large master bedroom with bath. Private patio, 14x32 shop & RV parking. On two tax lots.

23. 2004-02-16
    listed $134,900 151-char remark

    Show marketing remark (151 chars)

    Charming country home with 3 bdrm, 2 bath plus bonus room. Large master bedroom with bath. Private patio, 14x32 shop & RV parking. On two tax lots.

24. 2002-09-04
    soldstatus $107,000
25. 2002-05-29
    listed $107,650
26. 1989-12-01
    soldstatus $27,000

ⓘ 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: $1,623 · $135/mo
• Projected year-2 tax: $2,997 · $250/mo
• Expected delta: +$1,375/yr (+$115/mo · 84.7%)

ⓘ 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 9 d/yr ≥78°F today · 24 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: $30,274
• − Mortgage interest: −$17,309
• − Property taxes: −$1,623
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − Depreciation: −$8,989
• Taxable loss: −$4,035
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $2,272/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 — Bunker Hill

• Score: 67/100
• State rank: #171
• US rank: #10322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+1066.7% since first listed

8 events — show timeline

• 2025-12-30 Listed $315,000 RMLS
• 2004-06-15 Sold (Public Records) $129,650 Public Records
• 2004-06-15 Sold (MLS) $129,650 RMLS
• 2004-03-30 Delisted — RMLS
• 2004-02-16 Listed $134,900 RMLS
• 2002-09-04 Sold (MLS) $107,000 RMLS
• 2002-05-29 Listed $107,650 RMLS
• 1989-12-01 Sold (Public Records) $27,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,623 · +0.8% YoY. Source: county tax records.