1554 Meade St · North Bend, OR 97459

$129,000

3 bd · 1.5 ba · 912 sqft · SingleFamily public records · 11 Days on market

Built 1910 Est $249k · 48% under ↓ 22% since listing

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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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

100% fixer with potential in a quiet North Bend neighborhood. This 3-bed, 1-bat home features an attached 2-car garage, full basement, and two upper-level bedrooms located in the finished attic space. Spacious lot and functional layout offer a great opportunity for renovation or investment. Property is Sold "AS-IS". CASH ONLY.

Key facts

• Finished attic space
• Full basement
• Spacious lot

Tags

• QUIET NORTH BEND NEIGHBORHOOD
• FULL BASEMENT
• FINISHED ATTIC SPACE
• SPACIOUS LOT
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Zoned R-M; Lot size approximately 5,000 to 6,999 sq ft

Exterior

• Parking: Driveway and on-street parking; Attached 2-car garage; Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric fuel/power
• Home design: Single family residence (detached); Residential property; Fixer condition; Built in 1910; Main living areas on the main level
• Construction: Block and concrete perimeter foundation
• Exterior features: Vinyl siding; Composition roof; Level to sloped lot; Concrete and paved road access; Territorial view

Interior

• Kitchen: Built-in range; Free-standing range; Kitchen (main level)
• Bedrooms: Primary bedroom on the main level; Second bedroom on the upper level; Third bedroom on the upper level
• Flooring: Wall-to-wall carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Electric hot water; No central air
• Interior features: Garage door opener; Wall-to-wall carpet; Aluminum window frames; Full unfinished basement; Wood-burning stove fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $83 ($993/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 $125k (3.1% below list).
• Recommended offer: $125k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.6% in North Bend — 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 72/100 on livability (#105 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment C-, amenities F, commute 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: 170 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $36k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000 (3.1% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $248,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1845 Monroe	0.26mi	2/1.0 (-1)	936 (+3%)	7mo	$237,000	$253	71
1779 Mcpherson St	0.22mi	2/2.0 (-1)	880 (-4%)	11mo	$262,700	$299	68
1469 Union Ave	0.15mi	2/1.0 (-1)	903 (-1%)	20mo	$240,000	$266	67
1772 Mcpherson St	0.20mi	2/1.0 (-1)	816 (-10%)	0mo	$255,000	$313	66
1775 Monroe St	0.19mi	3/1.0	1,000 (+10%)	12mo	$273,000	$273	63
1016 Montana St	0.12mi	2/1.0 (-1)	1,008 (+10%)	15mo	$199,000	$197	57
1780 Mcpherson St	0.20mi	2/1.0 (-1)	1,043 (+14%)	6mo	$162,427	$156	55
2260 Meade St	0.66mi	2/1.0 (-1)	864 (-5%)	4mo	$235,000	$272	50
649 Colorado Ave	0.21mi	2/1.0 (-1)	784 (-14%)	14mo	$140,000	$179	48
1841 Madrona St	0.75mi	3/1.0	924 (+1%)	23mo	$300,000	$325	42
2343 Brussells St	0.74mi	2/1.0 (-1)	808 (-11%)	13mo	$280,000	$347	28
2230 Pacific	0.75mi	2/1.0 (-1)	816 (-10%)	20mo	$329,000	$403	24

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $75,555
• Equity at exit: $116,213

10-year hold

• IRR: 23.0%
• Equity multiple: 7.05×
• Total profit: $218,406
• Equity at exit: $250,619

Cash invested: $36,120 (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 97459

• Home prices YoY: 1.6%
• Active inventory: 170
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$174 /mo · $2,094/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $83

Break-even live

Break-even rent $1,145

Max offer price $129,000

Occupancy floor 88%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 Maple St Unit 1960-02 North Bend, OR	2.0	1.0	768	$1,250	$1.63	44d	1	0.87mi

Listing history 7 events

1. 2026-05-23
   status Pending
2. 2026-05-19
   price $129,000
3. 2026-05-19
   status Active
4. 2026-04-29
   status Pending
5. 2026-04-24
   status Active
6. 2026-04-12
   status Pending
7. 2026-04-09
   listed $165,000 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: $2,094 · $174/mo
• Projected year-2 tax: $2,094 · $174/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 6/10 Major FEMA zone X (unshaded) · 84% 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: $15,000
• − Mortgage interest: −$7,226
• − Property taxes: −$2,094
• − Insurance: −$645
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,753
• Taxable loss: −$1,118
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,261/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 — North Bend

• Score: 72/100
• State rank: #105
• US rank: #5876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bend, OR
• Population (ZIP): 15,328

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 7% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 7% Portuguese 4% Lithuanian 3%
• Foreign-born: 5% · Canada, China, Philippines
• Languages at home: 94% English-only · Spanish 2% Chinese 1% Other Asian/Pacific 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: ▲ 14.02%
• Current HPI: 887.7
• 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

-21.8% since first listed

7 events — show timeline

• 2026-05-23 Pending — RMLS
• 2026-05-19 Price Changed $129,000 RMLS
• 2026-05-19 Relisted — RMLS
• 2026-04-29 Pending — RMLS
• 2026-04-24 Relisted — RMLS
• 2026-04-12 Pending — RMLS
• 2026-04-09 Listed $165,000 RMLS

Property tax history

+2.3%/yr

Latest (2025): $2,094 · -0.9% YoY. Source: county tax records.