490 N Cammann St · Coos Bay, OR 97420

$225,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 53 Days on market

Built 1948 6,490 sqft lot $139/sqft · 29% below area Est $318k · 29% 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).

• Cash flow +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Rent growth +4.7/5.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! Home appears larger than county records. Great one level layout with two bathrooms and lots of bonus rooms! Nice size back yard, convenient location, ready for you to fix and flip - or update to occupy! Great for those needing more space (craft/hobby rooms - home care - work/school from home) room to spread out! Make an appointment to view today!

Key facts

• Extra rooms
• 6,490 sq ft lot
• Garage

Tags

• INVESTMENT OPPORTUNITY
• MULTIPLE LIVING SPACES
• EXTRA ROOMS
• EXPANDED LIVING SPACE

Property features AI

Finance

• Other: Zoned R-2; Lot is level with paved road access; Lot dimensions approximately 59 x 110

Exterior

• Parking: Driveway and on-street parking; Attached 1-car garage; Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric hot water; Fuel: Electricity and wood burning
• Home design: Single-family residence (detached); Residential property with territorial view; Main level living (primary rooms on main level); Fixer condition
• Construction: Built in 1948; Pillar/post/pier foundation; Composition, flat, and membrane roofing
• Exterior features: Fenced yard; Outbuilding on property; Front or covered porch; RV parking available; T-111 siding

Interior

• Kitchen: Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom (Main level); Second bedroom (Main level); Third bedroom (Main level)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Baseboard heating; Wall heater; No central air conditioning
• Interior features: Accessible design with garage and utility room on main level; Wood-burning fireplace; Aluminum framed double-pane windows; Crawl space foundation access
• Laundry & utility: Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (3.7% below list).
• Recommended offer: $217k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Marshfield Senior High School (math 17% / reading 54%, grade F, #89 of 143 statewide, top 62%, 835 students, 31% FRL) — zoned schools average 31% FRL vs 55% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 342 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).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,698 (3.7% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (median comp): $318,029
• List price: $225,000
• Delta: -29.25%
• 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
903 Chickses Dr	0.32mi	3/2.0	1,602 (-1%)	3mo	$410,000	$256	81
1066 Pirates Ct	0.24mi	3/2.0	1,574 (-3%)	7mo	$438,500	$279	79
1120 Lakeshore Dr	0.35mi	3/2.0	1,562 (-3%)	1mo	$415,000	$266	78
925 Chickses Dr	0.37mi	3/2.0	1,620 (+0%)	8mo	$378,000	$233	75
1077 Pirates Ct	0.22mi	3/2.0	1,434 (-11%)	1mo	$420,000	$293	71
1366 Lakeshore Dr	0.49mi	3/2.0	1,724 (+7%)	4mo	$349,900	$203	63
1024 Noble Ave	0.54mi	3/2.0	1,766 (+9%)	0mo	$352,000	$199	59
1326 Lakeshore Dr	0.48mi	3/2.0	1,450 (-10%)	4mo	$303,500	$209	57
1065 Crocker St	0.73mi	3/2.0	1,522 (-6%)	4mo	$395,000	$260	53
825 Seabreeze Ter	0.37mi	3/2.0	1,395 (-14%)	9mo	$330,000	$237	53
918 Noble Ave	0.55mi	3/2.0	1,768 (+9%)	8mo	$323,500	$183	52
932 Seagate Ave	0.47mi	3/2.0	1,433 (-11%)	9mo	$315,000	$220	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-10,926
• Equity at exit: $33,548

10-year hold

• IRR: 10.2%
• Equity multiple: 1.96×
• Total profit: $60,722
• Equity at exit: $19,454

Cash invested: $63,000 (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 97420

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

Monthly cashflow live

• Estimated rent: $2,167 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$217 /mo · $2,604/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $221

Break-even live

Break-even rent $1,887

Max offer price $225,000

Occupancy floor 85%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 N Cammann St Coos Bay, OR	3.0	1.0	1060	$2,000	$1.89	43d	1	0.06mi
949 Blanco Ave Coos Bay, OR	3.0	2.0	1100	$2,500	$2.27	43d	1	0.94mi
971 Inlet Loop Coos Bay, OR	3.0	3.0	1792	$3,150	$1.76	43d	1	1.23mi

Listing history 25 events

1. 2026-06-19
   days on market $225,000 Active 53 DOM
2. 2026-06-18
   days on market $225,000 Active 52 DOM
3. 2026-06-17
   days on market $225,000 Active 51 DOM
4. 2026-06-16
   days on market $225,000 Active 50 DOM
5. 2026-06-15
   days on market $225,000 Active 49 DOM
6. 2026-06-14
   days on market $225,000 Active 47 DOM
7. 2026-06-12
   days on market $225,000 Active 46 DOM
8. 2026-06-09
   days on market $225,000 Active 43 DOM
9. 2026-06-08
   days on market $225,000 Active 42 DOM
10. 2026-06-07
    days on market $225,000 Active 41 DOM
11. 2026-06-07
    days on market $225,000 Active 40 DOM
12. 2026-06-03
    days on market $225,000 Active 37 DOM
13. 2026-06-02
    days on market $225,000 Active 36 DOM
14. 2026-06-01
    days on market $225,000 Active 35 DOM
15. 2026-05-31
    days on market $225,000 Active 34 DOM
16. 2026-05-30
    days on market $225,000 Active 33 DOM
17. 2026-04-13
    listed $225,000 Active 847-char remark
18. 2023-07-14
    soldstatus $200,000 Closed 368-char remark

    Show marketing remark (368 chars)

    Opportunity awaits! Home appears larger than county records. Great one level layout with two bathrooms and lots of bonus rooms! Nice size back yard, convenient location, ready for you to fix and flip - or update to occupy! Great for those needing more space (craft/hobby rooms - home care - work/school from home) room to spread out! Make an appointment to view today!

19. 2023-07-14
    soldstatus $209,390

    Show marketing remark (368 chars)

    Opportunity awaits! Home appears larger than county records. Great one level layout with two bathrooms and lots of bonus rooms! Nice size back yard, convenient location, ready for you to fix and flip - or update to occupy! Great for those needing more space (craft/hobby rooms - home care - work/school from home) room to spread out! Make an appointment to view today!

20. 2023-03-23
    status Pending 368-char remark

    Show marketing remark (368 chars)

    Opportunity awaits! Home appears larger than county records. Great one level layout with two bathrooms and lots of bonus rooms! Nice size back yard, convenient location, ready for you to fix and flip - or update to occupy! Great for those needing more space (craft/hobby rooms - home care - work/school from home) room to spread out! Make an appointment to view today!

21. 2022-11-09
    listed $215,000 Active 368-char remark

    Show marketing remark (368 chars)

    Opportunity awaits! Home appears larger than county records. Great one level layout with two bathrooms and lots of bonus rooms! Nice size back yard, convenient location, ready for you to fix and flip - or update to occupy! Great for those needing more space (craft/hobby rooms - home care - work/school from home) room to spread out! Make an appointment to view today!

22. 2004-10-08
    soldstatus $126,000

    Show marketing remark (79 chars)

    Ready to finance and move in. 5 possibly 6 bedrooms at a very affordable price.

23. 2004-10-08
    soldstatus $126,000

    Show marketing remark (79 chars)

    Ready to finance and move in. 5 possibly 6 bedrooms at a very affordable price.

24. 2004-07-20
    historical

    Show marketing remark (79 chars)

    Ready to finance and move in. 5 possibly 6 bedrooms at a very affordable price.

25. 2004-07-13
    listed $127,500

    Show marketing remark (79 chars)

    Ready to finance and move in. 5 possibly 6 bedrooms at a very affordable price.

ⓘ 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: $2,604 · $217/mo
• Projected year-2 tax: $2,604 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥74°F today · 22 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: $26,004
• − Mortgage interest: −$12,603
• − Property taxes: −$2,604
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$6,545
• Taxable loss: −$1,035
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $2,903/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

+76.5% since first listed

9 events — show timeline

• 2026-04-13 Listed $225,000 RMLS
• 2023-07-14 Sold (Public Records) $209,390 Public Records
• 2023-07-14 Sold (MLS) $200,000 RMLS
• 2023-03-23 Pending — RMLS
• 2022-11-09 Listed $215,000 RMLS
• 2004-10-08 Sold (Public Records) $126,000 Public Records
• 2004-10-08 Sold (MLS) $126,000 RMLS
• 2004-07-20 Delisted — RMLS
• 2004-07-13 Listed $127,500 RMLS

Property tax history

+3.7%/yr

Latest (2025): $2,604 · +1.5% YoY. Source: county tax records.