955 State St · North Bend, OR 97459

$319,000

4 bd · 1.5 ba · 1,952 sqft · SingleFamily public records · 65 Days on market

Built 1964 $163/sqft · 20% below area Est $397k · 20% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Welcome to this spacious North Bend home offering 4 bedrooms plus a bonus room and 2.1 bathrooms. The large updated kitchen features abundant cabinetry and counter space, perfect for cooking and entertaining. A generous living room with fireplace provides a warm and inviting gathering space. The primary suite includes a private bathroom, while the bonus room with its own bath and exterior entrance offers great potential for guests, or a home office. Enjoy the fully fenced backyard with outdoor workshop/storage, ideal for projects or extra storage. Additional features include a garage for storage and a new roof installed in 2024. Conveniently located in the heart of North Bend near schools, parks, and shopping! This home offers space, flexibility, and a great coastal lifestyle.

Key facts

• Outdoor workshop
• Updated kitchen
• Private bathroom

Tags

• UPDATED KITCHEN
• GENEROUS LIVING ROOM
• PRIVATE BATHROOM
• FULLY FENCED BACKYARD
• OUTDOOR WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (30.0% below list).
• Recommended offer: $223k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: 170 active listings in the ZIP; 3 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).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $319k implies a 423% gain — meaningful room to come down on a strong offer.

Recommended offer $223,207 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (median comp): $397,389
• List price: $319,000
• Delta: -19.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 State St	0.00mi	4/3.0	1,952 (0%)	0mo	$309,000	$158	94
1270 Ford Ln	0.32mi	4/2.0	2,100 (+8%)	5mo	$485,000	$231	66
2547 Pony Creek Rd	0.41mi	4/3.0	2,016 (+3%)	7mo	$465,000	$231	64
363 Exchange St	0.33mi	5/3.0 (+1)	1,874 (-4%)	14mo	$349,900	$187	55
849 Maryland St	0.45mi	3/2.0 (-1)	2,067 (+6%)	10mo	$439,900	$213	54
3726 Stanton Ave	0.36mi	3/2.0 (-1)	1,756 (-10%)	7mo	$125,000	$71	54
1289 Ford Ln	0.34mi	3/3.0 (-1)	1,703 (-13%)	1mo	$475,000	$279	51
3772 Chester St	0.29mi	4/2.0	2,184 (+12%)	17mo	$417,000	$191	50
2580 Liberty St	0.39mi	3/1.0 (-1)	2,031 (+4%)	22mo	$260,000	$128	50
2279 Hamilton St	0.68mi	3/3.0 (-1)	1,992 (+2%)	6mo	$465,000	$233	49
1661 Ohio Ave	0.47mi	3/2.0 (-1)	2,052 (+5%)	22mo	$499,000	$243	44
3254 Sherman Ave	0.13mi	3/2.0 (-1)	1,659 (-15%)	22mo	$274,000	$165	43

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $157,923
• Equity at exit: $287,380

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $477,255
• Equity at exit: $619,747

Cash invested: $89,320 (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 97459

• Home prices YoY: 1.6%
• Active inventory: 170
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$204 /mo · $2,454/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-247

Break-even live

Break-even rent $2,545

Max offer price $275,379

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-157	+0% $-247	+5% $-337	+10% $-428
Rent	-10% $-423	-5% $-335	+0% $-247	+5% $-159	+10% $-71
Rate	-1.0pp $-86	-0.5pp $-166	base $-247	+0.5pp $-330	+1.0pp $-414

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Lombard St North Bend, OR	3.0	2.0	1384	$2,200	$1.59	44d	1	0.31mi
1886 15th St North Bend, OR	4.0	2.0	1680	$2,400	$1.43	44d	1	0.73mi
2146 Monroe Ave Unit 2146 North Bend, OR	3.0	1.5	1456	$2,100	$1.44	44d	1	0.80mi

Listing history 5 events

1. 2026-05-08
   status Pending 787-char remark

   Show marketing remark (787 chars)

   Welcome to this spacious North Bend home offering 4 bedrooms plus a bonus room and 2.1 bathrooms. The large updated kitchen features abundant cabinetry and counter space, perfect for cooking and entertaining. A generous living room with fireplace provides a warm and inviting gathering space. The primary suite includes a private bathroom, while the bonus room with its own bath and exterior entrance offers great potential for guests, or a home office. Enjoy the fully fenced backyard with outdoor workshop/storage, ideal for projects or extra storage. Additional features include a garage for storage and a new roof installed in 2024. Conveniently located in the heart of North Bend near schools, parks, and shopping! This home offers space, flexibility, and a great coastal lifestyle.

2. 2026-04-24
   price $319,000 787-char remark

   Show marketing remark (787 chars)

   Welcome to this spacious North Bend home offering 4 bedrooms plus a bonus room and 2.1 bathrooms. The large updated kitchen features abundant cabinetry and counter space, perfect for cooking and entertaining. A generous living room with fireplace provides a warm and inviting gathering space. The primary suite includes a private bathroom, while the bonus room with its own bath and exterior entrance offers great potential for guests, or a home office. Enjoy the fully fenced backyard with outdoor workshop/storage, ideal for projects or extra storage. Additional features include a garage for storage and a new roof installed in 2024. Conveniently located in the heart of North Bend near schools, parks, and shopping! This home offers space, flexibility, and a great coastal lifestyle.

3. 2026-03-23
   price $349,000 787-char remark

   Show marketing remark (787 chars)

   Welcome to this spacious North Bend home offering 4 bedrooms plus a bonus room and 2.1 bathrooms. The large updated kitchen features abundant cabinetry and counter space, perfect for cooking and entertaining. A generous living room with fireplace provides a warm and inviting gathering space. The primary suite includes a private bathroom, while the bonus room with its own bath and exterior entrance offers great potential for guests, or a home office. Enjoy the fully fenced backyard with outdoor workshop/storage, ideal for projects or extra storage. Additional features include a garage for storage and a new roof installed in 2024. Conveniently located in the heart of North Bend near schools, parks, and shopping! This home offers space, flexibility, and a great coastal lifestyle.

4. 2026-03-04
   listed $399,000 Active 787-char remark

   Show marketing remark (787 chars)

   Welcome to this spacious North Bend home offering 4 bedrooms plus a bonus room and 2.1 bathrooms. The large updated kitchen features abundant cabinetry and counter space, perfect for cooking and entertaining. A generous living room with fireplace provides a warm and inviting gathering space. The primary suite includes a private bathroom, while the bonus room with its own bath and exterior entrance offers great potential for guests, or a home office. Enjoy the fully fenced backyard with outdoor workshop/storage, ideal for projects or extra storage. Additional features include a garage for storage and a new roof installed in 2024. Conveniently located in the heart of North Bend near schools, parks, and shopping! This home offers space, flexibility, and a great coastal lifestyle.

5. 1991-09-01
   soldstatus $61,000

ⓘ 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: $2,454 · $204/mo
• Projected year-2 tax: $3,094 · $258/mo
• Expected delta: +$641/yr (+$53/mo · 26.1%)

ⓘ 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: $26,785
• − Mortgage interest: −$17,869
• − Property taxes: −$2,454
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$9,280
• Taxable loss: −$8,698
• Est. tax savings @ 24.0%: +$2,088
• After-tax cash flow: $-876/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

+423.0% since first listed

5 events — show timeline

• 2026-05-08 Pending — RMLS
• 2026-04-24 Price Changed $319,000 RMLS
• 2026-03-23 Price Changed $349,000 RMLS
• 2026-03-04 Listed $399,000 RMLS
• 1991-09-01 Sold (Public Records) $61,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,454 · -0.9% YoY. Source: county tax records.