355 N 8th St · Lakeside, OR 97449

$248,000

2 bd · 1.0 ba · 1,344 sqft · MultiFamily public records · 56 Days on market

Built 1977 0.26 ac lot $185/sqft · at area comps Est $253k · at est.

---

Why this score? — see what drove the D- 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 +8.4/15.0
• Cash flow +8.0/30.0
• Appreciation +5.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

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

DUNE ACCESS! Welcome to your coastal retreat! This tastefully updated 3 bed 2 bath home is just minutes from fishing, swimming, hiking and more. Ride your ATV straight from your home to the dunes using Lakeside's designated ATV route (see city for map). Conveniently located on an oversized lot, offering additional ATV or RV parking. Near amenities, shopping, food and beaches. Enjoy a piece of this growing community of lake lovers and dune enthusiasts.

Key facts

• 0.26 acre lot
• Built 1977
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $248k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (25.4% below list).
• Recommended offer: $185k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% in Lakeside — 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 64/100 on livability (#215 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: health & safety C-, employment D+, schools 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: 85 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.9% 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 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $248k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $185,124 (25.4% 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 56 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $252,800
• List price: $248,000
• Delta: -1.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.82×
• Total profit: $-12,283
• Equity at exit: $83,666

10-year hold

• IRR: 1.7%
• Equity multiple: 1.20×
• Total profit: $14,222
• Equity at exit: $110,418

Cash invested: $69,440 (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 97449

• Home prices YoY: 0.5%
• Active inventory: 85
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$1,301
• Tax est. 1.5%: −$310 /mo · $3,720/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-251

Break-even live

Break-even rent $2,169

Max offer price $211,623

Occupancy floor —

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $248,000 Active 56 DOM
2. 2026-06-18
   days on market $248,000 Active 55 DOM
3. 2026-06-17
   days on market $248,000 Active 54 DOM
4. 2026-06-16
   days on market $248,000 Active 53 DOM
5. 2026-06-15
   days on market $248,000 Active 52 DOM
6. 2026-06-14
   days on market $248,000 Active 50 DOM
7. 2026-06-12
   days on market $248,000 Active 49 DOM
8. 2026-06-09
   days on market $248,000 Active 46 DOM
9. 2026-06-08
   days on market $248,000 Active 45 DOM
10. 2026-06-07
    remarks 601-char remark
11. 2026-06-07
    pricedays on market $248,000 Active 44 DOM
12. 2026-06-05
    days on market $249,000 Active 41 DOM
13. 2026-06-03
    days on market $249,000 Active 40 DOM
14. 2026-06-02
    days on market $249,000 Active 39 DOM
15. 2026-06-01
    days on market $249,000 Active 38 DOM
16. 2026-05-31
    days on market $249,000 Active 37 DOM
17. 2026-05-30
    days on market $249,000 Active 36 DOM
18. 2026-05-17
    status Active 455-char remark

    Show marketing remark (455 chars)

    DUNE ACCESS! Welcome to your coastal retreat! This tastefully updated 3 bed 2 bath home is just minutes from fishing, swimming, hiking and more. Ride your ATV straight from your home to the dunes using Lakeside's designated ATV route (see city for map). Conveniently located on an oversized lot, offering additional ATV or RV parking. Near amenities, shopping, food and beaches. Enjoy a piece of this growing community of lake lovers and dune enthusiasts.

19. 2026-05-07
    status Pending 455-char remark

    Show marketing remark (455 chars)

    DUNE ACCESS! Welcome to your coastal retreat! This tastefully updated 3 bed 2 bath home is just minutes from fishing, swimming, hiking and more. Ride your ATV straight from your home to the dunes using Lakeside's designated ATV route (see city for map). Conveniently located on an oversized lot, offering additional ATV or RV parking. Near amenities, shopping, food and beaches. Enjoy a piece of this growing community of lake lovers and dune enthusiasts.

20. 2026-04-23
    price $249,000 455-char remark

    Show marketing remark (455 chars)

    DUNE ACCESS! Welcome to your coastal retreat! This tastefully updated 3 bed 2 bath home is just minutes from fishing, swimming, hiking and more. Ride your ATV straight from your home to the dunes using Lakeside's designated ATV route (see city for map). Conveniently located on an oversized lot, offering additional ATV or RV parking. Near amenities, shopping, food and beaches. Enjoy a piece of this growing community of lake lovers and dune enthusiasts.

21. 2026-04-14
    listed $264,900 Active 455-char remark

    Show marketing remark (455 chars)

    DUNE ACCESS! Welcome to your coastal retreat! This tastefully updated 3 bed 2 bath home is just minutes from fishing, swimming, hiking and more. Ride your ATV straight from your home to the dunes using Lakeside's designated ATV route (see city for map). Conveniently located on an oversized lot, offering additional ATV or RV parking. Near amenities, shopping, food and beaches. Enjoy a piece of this growing community of lake lovers and dune enthusiasts.

22. 2026-01-16
    soldstatus $109,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,215
• − Mortgage interest: −$13,892
• − Property taxes: −$3,720
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$7,215
• Taxable loss: −$7,406
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $-1,239/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 — Lakeside

• Score: 64/100
• State rank: #215
• US rank: #14610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeside, OR
• Population (ZIP): 2,200

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 (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 4% Italian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 2%

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: ▲ 0.92%
• Current HPI: 190.1581
• 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

+127.4% since first listed

5 events — show timeline

• 2026-05-17 Relisted — RMLS
• 2026-05-07 Pending — RMLS
• 2026-04-23 Price Changed $249,000 RMLS
• 2026-04-14 Listed $264,900 RMLS
• 2026-01-16 Sold (Public Records) $109,500 Public Records

Property tax history

+3.2%/yr

Latest (2023): $235 · +0.4% YoY. Source: county tax records.