530 Shorepines Pl · Coos Bay, OR 97420

$165,000

2 bd · 2.0 ba · 1,404 sqft · Other public records · 51 Days on market

Built 1993 $118/sqft · 6% above area Est $156k · 6% over

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• ARV discount +4.9/15.0
• Rent growth +4.7/5.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

spacious,well maintained, 2 bedroom,2 bath,vaulted ceilings, skylite and island in kitchen, covered front porch,carport and storage shed. Must get park approval.

Key facts

• Two small lakes
• Large kitchen
• New roof

Tags

• LARGE KITCHEN
• NEW FRONT COVERED DECK
• NEW ROOF
• SEPARATE LAUNDRY ROOM
• TWO SMALL LAKES

Property features AI

Finance

• Other: Property sold as resale; View: Territorial
• Financial info: Monthly lot rent of $578; Land lease through April 5, 2027
• HOA & community: Located in Shorepines Bay Village (senior park); Park allows up to 2 pets; Land lease required (monthly lot rent)

Exterior

• Parking: Carport (1 space); Driveway parking (total 1 parking space)
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in park; Residential property (not attached); One story (main living all on one level); Built in 1993; Skirting foundation
• Construction: Composition roof
• Exterior features: Covered deck; Outbuilding; Yard; T-111 siding; Level lot with trees; Paved road access; Territorial view

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Range hood
• Bedrooms: Primary bedroom (main level) with wall-to-wall carpet; Second bedroom (main level) with wall-to-wall carpet
• Flooring: Laminate flooring in living and dining areas; Wall-to-wall carpet in bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced-air heating; No central cooling; Electric hot water
• Interior features: One-level accessibility; Vaulted ceilings; Laundry area on main level; Double-pane windows with vinyl frames; Crawl space foundation
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: crime F, 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); 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); 344 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 38% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $165k implies a 416% gain — meaningful room to come down on a strong offer.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $155,907
• List price: $165,000
• Delta: 5.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.6%
• Equity multiple: 1.35×
• Total profit: $16,348
• Equity at exit: $24,602

10-year hold

• IRR: 21.4%
• Equity multiple: 3.23×
• Total profit: $103,090
• Equity at exit: $14,266

Cash invested: $46,200 (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: 344
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$865
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $516

Break-even live

Break-even rent $1,289

Max offer price $165,000

Occupancy floor 68%

Sensitivity live

Price	-10% $609	-5% $563	+0% $516	+5% $469	+10% $423
Rent	-10% $363	-5% $439	+0% $516	+5% $593	+10% $669
Rate	-1.0pp $599	-0.5pp $558	base $516	+0.5pp $473	+1.0pp $430

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	45d	1	0.40mi
971 Inlet Loop Coos Bay, OR	3.0	3.0	1792	$3,150	$1.76	45d	1	0.52mi
949 Blanco Ave Coos Bay, OR	3.0	2.0	1100	$2,500	$2.27	45d	1	0.62mi
267 Ackerman Ave Unit 277 Coos Bay, OR	2.0	1.0	904	$1,550	$1.71	45d	1	0.64mi
239 N Wasson St Unit 7 Coos Bay, OR	2.0	1.0	900	$1,400	$1.56	45d	1	0.91mi
455 N Cammann St Coos Bay, OR	3.0	1.0	1060	$2,000	$1.89	45d	1	0.95mi

Listing history 36 events

1. 2026-06-21
   days on market $165,000 Active 51 DOM
2. 2026-06-19
   days on market $165,000 Active 49 DOM
3. 2026-06-18
   days on market $165,000 Active 48 DOM
4. 2026-06-17
   days on market $165,000 Active 47 DOM
5. 2026-06-16
   days on market $165,000 Active 46 DOM
6. 2026-06-15
   days on market $165,000 Active 45 DOM
7. 2026-06-14
   days on market $165,000 Active 43 DOM
8. 2026-06-12
   days on market $165,000 Active 42 DOM
9. 2026-06-09
   pricedays on market $165,000 Active 39 DOM
10. 2026-06-08
    days on market $175,000 Active 38 DOM
11. 2026-06-07
    days on market $175,000 Active 37 DOM
12. 2026-06-07
    days on market $175,000 Active 36 DOM
13. 2026-06-03
    days on market $175,000 Active 33 DOM
14. 2026-06-02
    days on market $175,000 Active 32 DOM
15. 2026-06-01
    days on market $175,000 Active 31 DOM
16. 2026-05-31
    days on market $175,000 Active 30 DOM
17. 2026-05-30
    days on market $175,000 Active 29 DOM
18. 2026-05-01
    listed $175,000 Active 504-char remark
19. 2011-08-01
    soldstatus $32,000 Sold 161-char remark

    Show marketing remark (161 chars)

    spacious,well maintained, 2 bedroom,2 bath,vaulted ceilings, skylite and island in kitchen, covered front porch,carport and storage shed. Must get park approval.

20. 2011-07-01
    status Pending 161-char remark

    Show marketing remark (161 chars)

    spacious,well maintained, 2 bedroom,2 bath,vaulted ceilings, skylite and island in kitchen, covered front porch,carport and storage shed. Must get park approval.

21. 2011-04-26
    listed $37,250 Active 161-char remark

    Show marketing remark (161 chars)

    spacious,well maintained, 2 bedroom,2 bath,vaulted ceilings, skylite and island in kitchen, covered front porch,carport and storage shed. Must get park approval.

22. 2010-06-16
    soldstatus $30,000 Sold

    Show marketing remark (312 chars)

    Well maintained 2 bedroom 2 bath home with spacious rooms, vaulted ceilings. Nice earthtone color carpet. Kitchen has skylite, appliances, island, desk area. Covered front porch. Carport with storage shed. Shows well.Clean pest & dry rot report. Must see to appreciate Nicest senior park in the area. Vacant.

23. 2010-06-04
    status Pending

    Show marketing remark (312 chars)

    Well maintained 2 bedroom 2 bath home with spacious rooms, vaulted ceilings. Nice earthtone color carpet. Kitchen has skylite, appliances, island, desk area. Covered front porch. Carport with storage shed. Shows well.Clean pest & dry rot report. Must see to appreciate Nicest senior park in the area. Vacant.

24. 2010-04-26
    price $37,500

    Show marketing remark (312 chars)

    Well maintained 2 bedroom 2 bath home with spacious rooms, vaulted ceilings. Nice earthtone color carpet. Kitchen has skylite, appliances, island, desk area. Covered front porch. Carport with storage shed. Shows well.Clean pest & dry rot report. Must see to appreciate Nicest senior park in the area. Vacant.

25. 2009-06-20
    listed $44,500 Active

    Show marketing remark (312 chars)

    Well maintained 2 bedroom 2 bath home with spacious rooms, vaulted ceilings. Nice earthtone color carpet. Kitchen has skylite, appliances, island, desk area. Covered front porch. Carport with storage shed. Shows well.Clean pest & dry rot report. Must see to appreciate Nicest senior park in the area. Vacant.

26. 2000-01-17
    soldstatus $9,733
27. 1999-08-21
    soldstatus $39,000
28. 1999-06-04
    soldstatus $16,000
29. 1999-06-01
    soldstatus $28,000
30. 1998-10-15
    soldstatus $17,500
31. 1998-09-22
    soldstatus $39,000
32. 1998-06-17
    soldstatus $33,000
33. 1998-04-27
    soldstatus $40,000
34. 1998-03-12
    soldstatus $8,000
35. 1998-03-01
    soldstatus $36,900
36. 1997-12-03
    soldstatus $31,742

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$588/yr (+$49/mo · 58.1%)

ⓘ 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: $23,308
• − Mortgage interest: −$9,243
• − Property taxes: −$1,012
• − Insurance: −$825
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$4,800
• Taxable income: $3,699
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $5,305/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

+419.8% since first listed

20 events — show timeline

• 2026-06-09 Price Changed $165,000 RMLS
• 2026-05-01 Listed $175,000 RMLS
• 2011-08-01 Sold (MLS) $32,000 RMLS
• 2011-07-01 Pending — RMLS
• 2011-04-26 Listed $37,250 RMLS
• 2010-06-16 Sold (MLS) $30,000 RMLS
• 2010-06-04 Pending — RMLS
• 2010-04-26 Price Changed $37,500 RMLS
• 2009-06-20 Listed $44,500 RMLS
• 2000-01-17 Sold (Public Records) $9,733 Public Records
• 1999-08-21 Sold (Public Records) $39,000 Public Records
• 1999-06-04 Sold (Public Records) $16,000 Public Records
• 1999-06-01 Sold (Public Records) $28,000 Public Records
• 1998-10-15 Sold (Public Records) $17,500 Public Records
• 1998-09-22 Sold (Public Records) $39,000 Public Records
• 1998-06-17 Sold (Public Records) $33,000 Public Records
• 1998-04-27 Sold (Public Records) $40,000 Public Records
• 1998-03-12 Sold (Public Records) $8,000 Public Records
• 1998-03-01 Sold (Public Records) $36,900 Public Records
• 1997-12-03 Sold (Public Records) $31,742 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,012 · +1.5% YoY. Source: county tax records.