1435 Ventana Ct · Coos Bay, OR 97420

$94,500

2 bd · 1.0 ba · 784 sqft · MultiFamily public records · 78 Days on market

Built 1990 $121/sqft · 6% above area Est $89k · 6% over

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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
• Rent growth +4.7/5.0
• ARV discount +4.6/15.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Price Reduced to sell fast! Call your lender today!! 2 bedroom, 1 bath manufactured home located in a family-friendly ALL-AGE park just minutes from the stunning Oregon coast. This adorable home has been thoughtfully refreshed from top to bottom and is truly move-in ready. Numerous upgrades including fresh interior and exterior paint, brand new flooring throughout, quartz countertops, updated light fixtures, new appliances, and new electrical outlets for added convenience and functionality. Major improvements have already been completed, including a NEW ROOF! and skylight, providing both comfort and peace of mind.With its modern updates, charming character, and convenient location near ocean beaches, local shops, and dining, this home is perfect for anyone looking for comfortable and affordable coastal living.Adorable, updated, and ready for its next owner. Don’t miss this opportunity!

Key facts

• Covered front porch
• Quartz countertops
• New appliances

Tags

• COVERED FRONT PORCH
• NEW ROOF
• NEW SKYLIGHT
• QUARTZ COUNTERTOPS
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $94k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $94k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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: schools D, crime F, 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.
• Market conditions: Rents rising fast (+8.7%/yr); 342 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).
• At $2,833/mo this rent would consume 55% 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 $653 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $24k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $88,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.00% ✓
• Cap rate: 27.44%
• Cash-on-cash: 75.54%
• DSCR: 4.36
• GRM: 2.8

CMA / ARV

• ARV (median comp): $88,750
• List price: $94,500
• Delta: 6.48%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 80.8%
• Equity multiple: 5.00×
• Total profit: $105,739
• Equity at exit: $14,090

10-year hold

• IRR: 85.5%
• Equity multiple: 12.22×
• Total profit: $296,795
• Equity at exit: $8,171

Cash invested: $26,460 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,833 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,666

Break-even live

Break-even rent $725

Max offer price $94,500

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,834
Total (2 units)			$2,833

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Norman Ave Unit 02 Coos Bay, OR	2.0	1.0	1000	$1,300	$1.30	44d	1	0.38mi
949 Blanco Ave Coos Bay, OR	3.0	2.0	1100	$2,500	$2.27	44d	1	0.40mi
212 Laclair St Coos Bay, OR	2.0	1.0	864	$1,400	$1.62	44d	1	0.46mi
267 Ackerman Ave Unit 277 Coos Bay, OR	2.0	1.0	904	$1,550	$1.71	44d	1	0.51mi
239 N Wasson St Unit 7 Coos Bay, OR	2.0	1.0	900	$1,400	$1.56	44d	1	0.69mi
455 N Cammann St Coos Bay, OR	3.0	1.0	1060	$2,000	$1.89	44d	1	0.76mi
2150 Inland Dr Unit 3643-04 North Bend, OR	2.0	1.0	820	$1,200	$1.46	44d	1	1.15mi

Listing history 13 events

1. 2026-05-16
   price $94,500 904-char remark

   Show marketing remark (904 chars)

   Price Reduced to sell fast! Call your lender today!! 2 bedroom, 1 bath manufactured home located in a family-friendly ALL-AGE park just minutes from the stunning Oregon coast. This adorable home has been thoughtfully refreshed from top to bottom and is truly move-in ready. Numerous upgrades including fresh interior and exterior paint, brand new flooring throughout, quartz countertops, updated light fixtures, new appliances, and new electrical outlets for added convenience and functionality. Major improvements have already been completed, including a NEW ROOF! and skylight, providing both comfort and peace of mind.With its modern updates, charming character, and convenient location near ocean beaches, local shops, and dining, this home is perfect for anyone looking for comfortable and affordable coastal living.Adorable, updated, and ready for its next owner. Don’t miss this opportunity!

2. 2026-05-04
   price $97,500 904-char remark

   Show marketing remark (904 chars)

   Price Reduced to sell fast! Call your lender today!! 2 bedroom, 1 bath manufactured home located in a family-friendly ALL-AGE park just minutes from the stunning Oregon coast. This adorable home has been thoughtfully refreshed from top to bottom and is truly move-in ready. Numerous upgrades including fresh interior and exterior paint, brand new flooring throughout, quartz countertops, updated light fixtures, new appliances, and new electrical outlets for added convenience and functionality. Major improvements have already been completed, including a NEW ROOF! and skylight, providing both comfort and peace of mind.With its modern updates, charming character, and convenient location near ocean beaches, local shops, and dining, this home is perfect for anyone looking for comfortable and affordable coastal living.Adorable, updated, and ready for its next owner. Don’t miss this opportunity!

3. 2026-04-06
   price $99,000 904-char remark

   Show marketing remark (904 chars)

   Price Reduced to sell fast! Call your lender today!! 2 bedroom, 1 bath manufactured home located in a family-friendly ALL-AGE park just minutes from the stunning Oregon coast. This adorable home has been thoughtfully refreshed from top to bottom and is truly move-in ready. Numerous upgrades including fresh interior and exterior paint, brand new flooring throughout, quartz countertops, updated light fixtures, new appliances, and new electrical outlets for added convenience and functionality. Major improvements have already been completed, including a NEW ROOF! and skylight, providing both comfort and peace of mind.With its modern updates, charming character, and convenient location near ocean beaches, local shops, and dining, this home is perfect for anyone looking for comfortable and affordable coastal living.Adorable, updated, and ready for its next owner. Don’t miss this opportunity!

4. 2026-03-23
   price $109,000 904-char remark

   Show marketing remark (904 chars)

   Price Reduced to sell fast! Call your lender today!! 2 bedroom, 1 bath manufactured home located in a family-friendly ALL-AGE park just minutes from the stunning Oregon coast. This adorable home has been thoughtfully refreshed from top to bottom and is truly move-in ready. Numerous upgrades including fresh interior and exterior paint, brand new flooring throughout, quartz countertops, updated light fixtures, new appliances, and new electrical outlets for added convenience and functionality. Major improvements have already been completed, including a NEW ROOF! and skylight, providing both comfort and peace of mind.With its modern updates, charming character, and convenient location near ocean beaches, local shops, and dining, this home is perfect for anyone looking for comfortable and affordable coastal living.Adorable, updated, and ready for its next owner. Don’t miss this opportunity!

5. 2026-03-10
   listed $119,000 Active 904-char remark

   Show marketing remark (904 chars)

   Price Reduced to sell fast! Call your lender today!! 2 bedroom, 1 bath manufactured home located in a family-friendly ALL-AGE park just minutes from the stunning Oregon coast. This adorable home has been thoughtfully refreshed from top to bottom and is truly move-in ready. Numerous upgrades including fresh interior and exterior paint, brand new flooring throughout, quartz countertops, updated light fixtures, new appliances, and new electrical outlets for added convenience and functionality. Major improvements have already been completed, including a NEW ROOF! and skylight, providing both comfort and peace of mind.With its modern updates, charming character, and convenient location near ocean beaches, local shops, and dining, this home is perfect for anyone looking for comfortable and affordable coastal living.Adorable, updated, and ready for its next owner. Don’t miss this opportunity!

6. 2022-04-05
   soldstatus $91,500 Sold 257-char remark

   Show marketing remark (257 chars)

   Don't miss out on this adorable, affordable, clean, move in ready single wide in Coos Bay's desirable family park, Puerto Vista manufactured home park. Close to shopping, medical facilities and Beaches. Must see, will be gone quick! Space Rent $450 a month.

7. 2022-03-18
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Don't miss out on this adorable, affordable, clean, move in ready single wide in Coos Bay's desirable family park, Puerto Vista manufactured home park. Close to shopping, medical facilities and Beaches. Must see, will be gone quick! Space Rent $450 a month.

8. 2022-03-12
   listed $80,000 Active 257-char remark

   Show marketing remark (257 chars)

   Don't miss out on this adorable, affordable, clean, move in ready single wide in Coos Bay's desirable family park, Puerto Vista manufactured home park. Close to shopping, medical facilities and Beaches. Must see, will be gone quick! Space Rent $450 a month.

9. 2005-06-10
   soldstatus $19,500
10. 2005-06-01
    historical
11. 2005-01-19
    listed $22,500
12. 1999-10-18
    soldstatus $15,000
13. 1998-06-23
    soldstatus $21,000

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $917 · $76/mo
• Expected delta: +$467/yr (+$39/mo · 103.9%)

ⓘ 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: $33,996
• − Mortgage interest: −$5,293
• − Property taxes: −$450
• − Insurance: −$472
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$2,749
• Taxable income: $19,592
• Est. tax owed @ 24.0%: −$4,702
• After-tax cash flow: $15,286/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 — 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

+350.0% since first listed

13 events — show timeline

• 2026-05-16 Price Changed $94,500 RMLS
• 2026-05-04 Price Changed $97,500 RMLS
• 2026-04-06 Price Changed $99,000 RMLS
• 2026-03-23 Price Changed $109,000 RMLS
• 2026-03-10 Listed $119,000 RMLS
• 2022-04-05 Sold (MLS) $91,500 RMLS
• 2022-03-18 Pending — RMLS
• 2022-03-12 Listed $80,000 RMLS
• 2005-06-10 Sold (MLS) $19,500 RMLS
• 2005-06-01 Delisted — RMLS
• 2005-01-19 Listed $22,500 RMLS
• 1999-10-18 Sold (Public Records) $15,000 Public Records
• 1998-06-23 Sold (Public Records) $21,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $450 · +1.5% YoY. Source: county tax records.