815 E Ave · Powers, OR 97466

$100,000

2 bd · 1.0 ba · 1,725 sqft · Townhouse · 131 Days on market

Built 2007 0.34 ac lot ↓ 38% 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Unique house-over-shop build underway in Powers! This 1 bedroom, 1 bath design offers flexible living space with a shop/garage below and private residence above. Perfect for someone looking to customize a property to fit their needs—whether it’s a full-time home, weekend retreat, or investment opportunity. Property is being sold as-is in its current stage, and buyer is responsible for all due diligence regarding completion and permitting.

Key facts

• Shop garage below
• 2 garage spots
• Built 2007

Tags

• FLEXIBLE LIVING SPACE
• SHOP GARAGE BELOW
• PRIVATE RESIDENCE ABOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#274 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Powers SD 31 (rural): math 20% / reading 25% proficiency, ranked #178 of 183 in OR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Powers Elementary School (math 24% / reading 30%, grade F, #288 of 412 statewide, top 73%, 61 students, 75% FRL); Powers High School (math 10% / reading 10%, grade F, #141 of 143 statewide, top 99%, 66 students, 67% FRL).
• Market conditions: 21 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 ($691 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.91×
• Total profit: $25,350
• Equity at exit: $44,964

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $71,662
• Equity at exit: $69,295

Cash invested: $28,000 (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 97466

• Active inventory: 21
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $209

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 77%

Sensitivity live

Price	-10% $278	-5% $243	+0% $209	+5% $174	+10% $139
Rent	-10% $119	-5% $164	+0% $209	+5% $254	+10% $299
Rate	-1.0pp $259	-0.5pp $234	base $209	+0.5pp $183	+1.0pp $156

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-02-03
   status Pending
2. 2026-01-12
   status Active
3. 2026-01-04
   status Pending
4. 2025-12-09
   price $100,000
5. 2025-10-06
   price $140,000
6. 2025-09-15
   listed $160,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥86°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,666
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,909
• Taxable income: $969
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,271/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: Powers SD 31
• NCES district ID: 4110080
• Math proficiency: 20% ▲ 10.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $34,872
• Composite: 21.67/100
• National rank: #13597
• State rank: #178 of 183 in OR

Livability — Powers

• Score: 61/100
• State rank: #274
• US rank: #18426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Powers, OR
• Population (ZIP): 1,152

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 (75%)
• Race & ethnicity: White 75% Two or more races 23% Hispanic / Latino 6% Native American 3%
• Common ancestry: Italian 10% Lithuanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: —
• Current HPI: —
• 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

-37.5% since first listed

6 events — show timeline

• 2026-02-03 Pending — RMLS
• 2026-01-12 Relisted — RMLS
• 2026-01-04 Pending — RMLS
• 2025-12-09 Price Changed $100,000 RMLS
• 2025-10-06 Price Changed $140,000 RMLS
• 2025-09-15 Listed $160,000 RMLS