91323 Sandstone Ln · Barview, OR 97420

$79,000

2 bd · 1.0 ba · 850 sqft · MultiFamily public records · 70 Days on market

Built 1990 $93/sqft · 37% above area Est $62k · 26% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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

Beautifully maintained and ideally located just 5.3 miles from the beach and directly across the street from the bay, this home is being sold fully furnished and is truly turn-key. Recent upgrades include high-end triple pane Andersen windows, new exterior doors, updated flooring, and fresh interior paint. The primary bedroom offers added convenience with its own attached full bathroom. Outside, enjoy a low-maintenance yard and a fully wired storage shed—perfect for tools, hobbies, or beach gear. Monthly space rent is $550. A wonderful opportunity for anyone seeking a comfortable coastal retreat.

Key facts

• Low-maintenance yard
• New exterior doors
• Updated flooring

Tags

• TRIPLE PANE ANDERSEN WINDOWS
• NEW EXTERIOR DOORS
• UPDATED FLOORING
• FRESH INTERIOR PAINT
• LOW-MAINTENANCE YARD
• FULLY WIRED STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $79k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 4.1% in Barview — 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 63/100 on livability (#230 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D+, schools 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.
• Market conditions: Rents rising fast (+8.7%/yr); 342 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $79k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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: 2.44% ✓
• Cap rate: 21.12%
• Cash-on-cash: 52.94%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $62,500
• List price: $79,000
• Delta: 26.40%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.6%
• Equity multiple: 3.69×
• Total profit: $59,564
• Equity at exit: $11,779

10-year hold

• IRR: 63.4%
• Equity multiple: 9.06×
• Total profit: $178,357
• Equity at exit: $6,830

Cash invested: $22,120 (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 97420

• Rents YoY: 8.7%
• Active inventory: 342
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,926 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $976

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 44%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91355 Lowell Ln Coos Bay, OR	2.0	1.0	600	$2,095	$3.49	43d	1	0.13mi
949 Blanco Ave Coos Bay, OR	3.0	2.0	1100	$2,500	$2.27	43d	1	1.48mi

Listing history 35 events

1. 2026-06-19
   days on market $79,000 Active 70 DOM
2. 2026-06-18
   days on market $79,000 Active 69 DOM
3. 2026-06-17
   days on market $79,000 Active 68 DOM
4. 2026-06-16
   days on market $79,000 Active 67 DOM
5. 2026-06-15
   days on market $79,000 Active 66 DOM
6. 2026-06-14
   days on market $79,000 Active 64 DOM
7. 2026-06-12
   days on market $79,000 Active 63 DOM
8. 2026-06-09
   days on market $79,000 Active 60 DOM
9. 2026-06-08
   days on market $79,000 Active 59 DOM
10. 2026-06-07
    days on market $79,000 Active 58 DOM
11. 2026-06-07
    days on market $79,000 Active 57 DOM
12. 2026-06-03
    days on market $79,000 Active 54 DOM
13. 2026-06-02
    days on market $79,000 Active 53 DOM
14. 2026-06-01
    days on market $79,000 Active 52 DOM
15. 2026-05-31
    days on market $79,000 Active 51 DOM
16. 2026-05-30
    days on market $79,000 Active 50 DOM
17. 2026-04-23
    status Active 609-char remark

    Show marketing remark (609 chars)

    Beautifully maintained and ideally located just 5.3 miles from the beach and directly across the street from the bay, this home is being sold fully furnished and is truly turn-key. Recent upgrades include high-end triple pane Andersen windows, new exterior doors, updated flooring, and fresh interior paint. The primary bedroom offers added convenience with its own attached full bathroom. Outside, enjoy a low-maintenance yard and a fully wired storage shed—perfect for tools, hobbies, or beach gear. Monthly space rent is $550. A wonderful opportunity for anyone seeking a comfortable coastal retreat.

18. 2026-04-12
    status Pending 609-char remark

    Show marketing remark (609 chars)

    Beautifully maintained and ideally located just 5.3 miles from the beach and directly across the street from the bay, this home is being sold fully furnished and is truly turn-key. Recent upgrades include high-end triple pane Andersen windows, new exterior doors, updated flooring, and fresh interior paint. The primary bedroom offers added convenience with its own attached full bathroom. Outside, enjoy a low-maintenance yard and a fully wired storage shed—perfect for tools, hobbies, or beach gear. Monthly space rent is $550. A wonderful opportunity for anyone seeking a comfortable coastal retreat.

19. 2026-03-30
    listed $85,000 Active 609-char remark

    Show marketing remark (609 chars)

    Beautifully maintained and ideally located just 5.3 miles from the beach and directly across the street from the bay, this home is being sold fully furnished and is truly turn-key. Recent upgrades include high-end triple pane Andersen windows, new exterior doors, updated flooring, and fresh interior paint. The primary bedroom offers added convenience with its own attached full bathroom. Outside, enjoy a low-maintenance yard and a fully wired storage shed—perfect for tools, hobbies, or beach gear. Monthly space rent is $550. A wonderful opportunity for anyone seeking a comfortable coastal retreat.

20. 2023-06-29
    soldstatus $49,500 Closed 347-char remark

    Show marketing remark (347 chars)

    Very cute 2 bedroom 1 bath home near the beaches and clamming, crabbing and fishing. Vaulted ceilings. Range, refrigerator, washer and dryer stay with the home. Enclosed front porch and ramp. BONUS 18 X 24 SHOP with electricity. Mystic Woods Mobile and RV Park. This is a 55+ park. VACANT. Make this your coastal retreat or live in it year round.

21. 2023-06-14
    status Pending 347-char remark

    Show marketing remark (347 chars)

    Very cute 2 bedroom 1 bath home near the beaches and clamming, crabbing and fishing. Vaulted ceilings. Range, refrigerator, washer and dryer stay with the home. Enclosed front porch and ramp. BONUS 18 X 24 SHOP with electricity. Mystic Woods Mobile and RV Park. This is a 55+ park. VACANT. Make this your coastal retreat or live in it year round.

22. 2023-05-16
    price $49,500 347-char remark

    Show marketing remark (347 chars)

    Very cute 2 bedroom 1 bath home near the beaches and clamming, crabbing and fishing. Vaulted ceilings. Range, refrigerator, washer and dryer stay with the home. Enclosed front porch and ramp. BONUS 18 X 24 SHOP with electricity. Mystic Woods Mobile and RV Park. This is a 55+ park. VACANT. Make this your coastal retreat or live in it year round.

23. 2023-04-14
    price $69,500 347-char remark

    Show marketing remark (347 chars)

    Very cute 2 bedroom 1 bath home near the beaches and clamming, crabbing and fishing. Vaulted ceilings. Range, refrigerator, washer and dryer stay with the home. Enclosed front porch and ramp. BONUS 18 X 24 SHOP with electricity. Mystic Woods Mobile and RV Park. This is a 55+ park. VACANT. Make this your coastal retreat or live in it year round.

24. 2023-03-21
    listed $79,500 Active 347-char remark

    Show marketing remark (347 chars)

    Very cute 2 bedroom 1 bath home near the beaches and clamming, crabbing and fishing. Vaulted ceilings. Range, refrigerator, washer and dryer stay with the home. Enclosed front porch and ramp. BONUS 18 X 24 SHOP with electricity. Mystic Woods Mobile and RV Park. This is a 55+ park. VACANT. Make this your coastal retreat or live in it year round.

25. 2022-12-01
    soldstatus $65,000 Closed
26. 2022-11-22
    status Pending
27. 2022-11-18
    listed $65,000 Active
28. 1999-12-01
    soldstatus $10,000
29. 1997-08-26
    soldstatus $41,500
30. 1997-08-26
    soldstatus $41,500
31. 1997-08-26
    soldstatus $41,500
32. 1997-08-26
    soldstatus $41,500
33. 1997-08-26
    soldstatus $41,500
34. 1997-08-26
    soldstatus $41,500
35. 1988-05-01
    soldstatus $290,000

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥74°F today · 23 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: $23,117
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$2,298
• Taxable income: $11,115
• Est. tax owed @ 24.0%: −$2,668
• After-tax cash flow: $9,043/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 — Barview

• Score: 63/100
• State rank: #230
• US rank: #15585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coos County · 27,621 people
• 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

-70.7% since first listed

19 events — show timeline

• 2026-04-23 Relisted — RMLS
• 2026-04-12 Pending — RMLS
• 2026-03-30 Listed $85,000 RMLS
• 2023-06-29 Sold (MLS) $49,500 RMLS
• 2023-06-14 Pending — RMLS
• 2023-05-16 Price Changed $49,500 RMLS
• 2023-04-14 Price Changed $69,500 RMLS
• 2023-03-21 Listed $79,500 RMLS
• 2022-12-01 Sold (MLS) $65,000 RMLS
• 2022-11-22 Pending — RMLS
• 2022-11-18 Listed $65,000 RMLS
• 1999-12-01 Sold (Public Records) $10,000 Public Records
• 1997-08-26 Sold (Public Records) $41,500 Public Records
• 1997-08-26 Sold (Public Records) $41,500 Public Records
• 1997-08-26 Sold (Public Records) $41,500 Public Records
• 1997-08-26 Sold (Public Records) $41,500 Public Records
• 1997-08-26 Sold (Public Records) $41,500 Public Records
• 1997-08-26 Sold (Public Records) $41,500 Public Records
• 1988-05-01 Sold (Public Records) $290,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $10 · +0.0% YoY. Source: county tax records.