831 S 11th St · Coos Bay, OR 97420

$315,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 133 Days on market

Built 1914 9,583 sqft lot Est $292k · 8% over

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Why this score? — see what drove the F 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 +5.6/30.0
• Rent growth +4.7/5.0
• ARV discount +3.9/15.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

Key facts

• Updated appliances
• Ample counter space
• Modern cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED APPLIANCES
• MODERN CABINETRY
• AMPLE COUNTER SPACE
• SPACIOUS DINING ROOM
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-665 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (37.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (49.4% below list).
• Recommended offer: $159k (49.4% below list) — sets the bar for 1% rule.

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 Junior High (math 22% / reading 47%, grade F, #61 of 128 statewide, top 54%, 436 students, 41% 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); 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 31% 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 $9k 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.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $315k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,439 (49.4% 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 133 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.51% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.04%
• DSCR: 0.60
• GRM: 16.5

CMA / ARV

• ARV (on-the-fly): $291,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1189 Elrod Ave	0.25mi	2/1.0	1,212 (+1%)	2mo	$297,500	$245	85
625 S 9th St	0.21mi	2/2.0	1,272 (+6%)	1mo	$245,000	$193	76
731 Elrod Ave	0.32mi	3/1.0 (+1)	1,134 (-6%)	8mo	$275,000	$243	64
1348 Dakota St	0.54mi	3/1.0 (+1)	1,147 (-4%)	2mo	$325,000	$283	61
860 8th Ter	0.68mi	2/1.0	1,128 (-6%)	2mo	$205,000	$182	57
302 S 10th St	0.36mi	3/1.0 (+1)	1,064 (-11%)	3mo	$157,000	$148	57
1148 Minnesota Ave	0.48mi	3/2.0 (+1)	1,293 (+8%)	3mo	$197,500	$153	54
929 S 7th St	0.24mi	3/2.0 (+1)	1,348 (+12%)	10mo	$305,000	$226	50
1142 Minnesota Ave	0.48mi	3/2.0 (+1)	1,318 (+10%)	6mo	$257,700	$196	47
620 N 9th St	0.74mi	3/2.0 (+1)	1,287 (+7%)	8mo	$389,000	$302	38
1041 Central Ave	0.49mi	3/2.0 (+1)	1,360 (+13%)	12mo	$335,000	$246	36
1169 Washington Ave	0.69mi	3/2.0 (+1)	1,376 (+15%)	8mo	$380,000	$276	28

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: -27.9%
• Equity multiple: 0.04×
• Total profit: $-85,076
• Equity at exit: $46,968

10-year hold

• IRR: -15.6%
• Equity multiple: -0.03×
• Total profit: $-90,768
• Equity at exit: $27,235

Cash invested: $88,200 (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: 342
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-665

Break-even live

Break-even rent $2,436

Max offer price $197,600

Occupancy floor —

Sensitivity live

Price	-10% $-486	-5% $-575	+0% $-665	+5% $-754	+10% $-843
Rent	-10% $-791	-5% $-728	+0% $-665	+5% $-602	+10% $-539
Rate	-1.0pp $-506	-0.5pp $-584	base $-665	+0.5pp $-746	+1.0pp $-829

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
995 S 10th St Coos Bay, OR	2.0	1.0	850	$1,375	$1.62	44d	1	0.21mi
426 S 9th Ct Coos Bay, OR	1.0	1.0	800	$1,600	$2.00	44d	1	0.30mi

Listing history 25 events

1. 2025-09-29
   status Pending
2. 2025-08-24
   price $315,000
3. 2025-08-09
   status Active
4. 2025-07-28
   status Pending
5. 2025-07-08
   price $325,000
6. 2025-05-08
   listed $335,000 Active
7. 2024-01-27
   historical $2,195
8. 2024-01-23
   price $2,195
9. 2023-12-13
   listed $2,295
10. 2022-07-28
    soldstatus $108,500
11. 2016-04-14
    soldstatus $90,000 Sold 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

12. 2016-04-14
    soldstatus $90,000

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

13. 2016-03-07
    status Pending 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

14. 2015-08-19
    status Short Sale Pending 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

15. 2014-12-13
    status Active 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

16. 2014-12-01
    historical Short Sale Pending 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

17. 2014-07-30
    price $99,900 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

18. 2014-03-26
    status Active 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

19. 2013-12-24
    historical Short Sale Pending 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

20. 2013-12-04
    price $109,000 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

21. 2013-07-30
    price $129,000 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

22. 2013-06-14
    listed $139,000 Active 316-char remark

    Show marketing remark (316 chars)

    Beautiful 4bd/1ba Craftsman home. Sit on your front porch and watch Marshfield play football or look at the bay. Some hardwood floors have been covered and owner states they need to be refinished. Lots of natural vegetation adds to the privacy. Man cave plus full basement. Easy to show. Short sale being sold AS-IS.

23. 2002-11-12
    soldstatus $94,900 202-char remark

    Show marketing remark (202 chars)

    Lovely Victorian with a bay view. 4bd/1ba. Hardwood floors under carpet. Formal dining and living room. Sky box view of Marshfield stadium. Ready for financing. Shop. Grand lady waiting for next owner.

24. 2002-11-12
    soldstatus $94,900

    Show marketing remark (202 chars)

    Lovely Victorian with a bay view. 4bd/1ba. Hardwood floors under carpet. Formal dining and living room. Sky box view of Marshfield stadium. Ready for financing. Shop. Grand lady waiting for next owner.

25. 2002-09-06
    listed $94,900 202-char remark

    Show marketing remark (202 chars)

    Lovely Victorian with a bay view. 4bd/1ba. Hardwood floors under carpet. Formal dining and living room. Sky box view of Marshfield stadium. Ready for financing. Shop. Grand lady waiting for next owner.

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $3,056 · $255/mo
• Expected delta: +$1,364/yr (+$114/mo · 80.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥76°F today · 21 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: $19,133
• − Mortgage interest: −$17,645
• − Property taxes: −$1,692
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$9,164
• Taxable loss: −$14,004
• Est. tax savings @ 24.0%: +$3,361
• After-tax cash flow: $-4,614/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

+231.9% since first listed

25 events — show timeline

• 2025-09-29 Pending — RMLS
• 2025-08-24 Price Changed $315,000 RMLS
• 2025-08-09 Relisted — RMLS
• 2025-07-28 Pending — RMLS
• 2025-07-08 Price Changed $325,000 RMLS
• 2025-05-08 Listed $335,000 RMLS
• 2024-01-27 Rental Removed $2,195 RENTEC
• 2024-01-23 Price Changed $2,195 RENTEC
• 2023-12-13 Listed for Rent $2,295 RENTEC
• 2022-07-28 Sold (Public Records) $108,500 Public Records
• 2016-04-14 Sold (Public Records) $90,000 Public Records
• 2016-04-14 Sold (MLS) $90,000 RMLS
• 2016-03-07 Pending — RMLS
• 2015-08-19 Pending — RMLS
• 2014-12-13 Relisted — RMLS
• 2014-12-01 Contingent — RMLS
• 2014-07-30 Price Changed $99,900 RMLS
• 2014-03-26 Relisted — RMLS
• 2013-12-24 Contingent — RMLS
• 2013-12-04 Price Changed $109,000 RMLS
• 2013-07-30 Price Changed $129,000 RMLS
• 2013-06-14 Listed $139,000 RMLS
• 2002-11-12 Sold (Public Records) $94,900 Public Records
• 2002-11-12 Sold (MLS) $94,900 RMLS
• 2002-09-06 Listed $94,900 RMLS

Property tax history

+3.6%/yr

Latest (2025): $1,692 · +1.5% YoY. Source: county tax records.