Charging less doesn't fix it, because the labor per file in your description is above average, not below. A USDA-financed file with well and septic conditions and an unrecorded road agreement can run 10 to 14 hours over six or seven weeks. At $250 that's high teens per hour before software and fallout, and the coordinator will drift toward suburban resale clients whose files close in 30 days with a conventional lender and no environmental testing.
The structures that hold up at your price point are tiered or retainer. Tiered means the fee follows financing type and file complexity rather than sale price: cash and conventional at one number, government-backed with conditions at a higher one, and a written add-on for anything requiring coordination of well, septic, or road easement documents. Retainer means an agent doing 4 to 6 closings a month pays a fixed monthly amount covering up to a set file count, which gives the coordinator predictable revenue and gives the agent a lower blended per-file cost, maybe $300 effective instead of $400. That only works if the agent's volume is actually steady.
The assumption your math rests on is that the coordination fee comes out of the agent's net. In some states a coordination or administrative fee can be disclosed and charged to the client on the settlement statement, and in others that's restricted or requires the broker's fee to be structured differently. Check how your state and your broker handle it before building pricing around it, and get the answer in writing.
What you haven't priced is the alternative. At $1,600 net per closing, an agent doing 30 deals a year can plausibly self-coordinate, and many at that price point do. The coordinator's competition in your market is the agent's own evenings, and that competitor charges zero.
