1840 S 19th St · Coos Bay, OR 97420

$95,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 2 Days on market

Built 1952 6,534 sqft lot

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS-IS Sale! Must be all cash! Home had a recent fire & has extensive but mostly interior fire & smoke damage. Built in 1952 with approx. 1344 sq.ft., 3 Bed/1 Bath plus a bonus room in the partially finished basement area. Deck & storage area. Carport plus room to park an RV. Lots of mature plantings in the yard with a cute Gazebo in the back. Corner lot, .15 of an acre. Caution Debris! See Disclosures for additional info on the fire.

Key facts

• Rv parking
• Bonus room
• Carport

Tags

• CORNER LOT
• BONUS ROOM
• MATURE LANDSCAPING
• RV PARKING
• CARPORT
• DECK

Property features AI

Exterior

• Parking: Carport (1 space); Driveway; RV parking
• Utilities: Public water; Public sewer; Electricity; Wood burning fuel option
• Home design: Single-family residence (detached); Residential property; Main level living area; Territorial and trees/woods views
• Construction: Built in 1952; Built-up roof; Block and concrete perimeter foundation
• Exterior features: Yard; Wood siding; Corner lot with trees; Gentle sloping to level lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom on the main level; Second bedroom; Third bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating; No central air conditioning
• Interior features: Wood-burning fireplace (1); Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 20.3% 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: Eastside School (315 students, 50% 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 44% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $53k; list at $95k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 2.38% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.07%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $291,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1565 California Ave	0.19mi	3/1.0	1,386 (+3%)	8mo	$268,000	$193	79
1751 S 19th St	0.08mi	3/2.0	1,427 (+6%)	9mo	$310,000	$217	75
1387 Washington Ave	0.28mi	3/1.0	1,413 (+5%)	9mo	$180,000	$127	71
1169 Washington Ave	0.40mi	3/2.0	1,376 (+2%)	8mo	$380,000	$276	67
1148 Minnesota Ave	0.58mi	3/2.0	1,293 (-4%)	3mo	$197,500	$153	61
1142 Minnesota Ave	0.60mi	3/2.0	1,318 (-2%)	6mo	$257,700	$196	60
1775 California Ave	0.09mi	3/2.0	1,512 (+12%)	13mo	$225,000	$149	60
1357 Washington Ave	0.30mi	3/1.0	1,241 (-8%)	17mo	$265,000	$214	59
1296 Dakota St	0.49mi	3/3.0	1,320 (-2%)	15mo	$354,000	$268	54
1348 Dakota St	0.47mi	3/1.0	1,147 (-15%)	2mo	$325,000	$283	52
1355 Washington Ave	0.31mi	3/2.0	1,508 (+12%)	15mo	$407,000	$270	48
1349 Washington Ave	0.32mi	2/1.0 (-1)	1,189 (-12%)	16mo	$275,000	$231	47

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: 53.5%
• Equity multiple: 3.53×
• Total profit: $67,321
• Equity at exit: $14,165

10-year hold

• IRR: 60.6%
• Equity multiple: 8.68×
• Total profit: $204,342
• Equity at exit: $8,214

Cash invested: $26,600 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,266 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,110

Break-even live

Break-even rent $861

Max offer price $95,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,164	-5% $1,137	+0% $1,110	+5% $1,083	+10% $1,056
Rent	-10% $931	-5% $1,020	+0% $1,110	+5% $1,199	+10% $1,289
Rate	-1.0pp $1,158	-0.5pp $1,134	base $1,110	+0.5pp $1,085	+1.0pp $1,060

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1398 Oregon Ave Coos Bay, OR	3.0	2.0	1600	$6,000	$3.75	44d	1	0.24mi
1449 Anderson Ave Coos Bay, OR	3.0	2.0	1785	$2,700	$1.51	44d	1	1.25mi

Listing history 3 events

1. 2026-06-19
   days on market $95,000 Active 2 DOM
2. 2026-06-18
   remarks 459-char remark
3. 2026-06-18
   listed $95,000 Active 1 DOM

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $1,704 · $142/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥78°F today · 20 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: $27,186
• − Mortgage interest: −$5,321
• − Property taxes: −$1,704
• − Insurance: −$475
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$2,764
• Taxable income: $12,572
• Est. tax owed @ 24.0%: −$3,017
• After-tax cash flow: $10,302/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

+59.7% since first listed

5 events — show timeline

• 2026-06-17 Listed $95,000 RMLS
• 2018-11-30 Sold (MLS) $53,200 RMLS
• 2018-11-29 Sold (Public Records) $53,200 Public Records
• 2018-10-31 Pending — RMLS
• 2018-10-16 Listed $59,500 RMLS

Property tax history

+1.5%/yr

Latest (2025): $1,704 · +0.2% YoY. Source: county tax records.