82452 Hamlet Rd · Seaside, OR 97138

$150,000

1 bd · 1.0 ba · 726 sqft · SingleFamily public records · 5 Days on market

Built 1963

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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 +19.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

rustic cabin has had some remodeling done but needs finishing. great piece of land with fruit trees, sauna house, and out builings. perfect for hunter/fishing/recreation. has cesspool in working order. being strictly as is. Acreage is per county. Has new roof, foundation is concrete 3/4's of house. Woodstove is included in sale. Square footage is approximate. This is a great country pr operty that is still close to the Seaside area, as well as the Nehalem Bay area.

Key facts

• Upstairs bedroom
• Full bath
• Separate studio

Tags

• CEDAR ACCENT SIDING
• UPSTAIRS BEDROOM
• ATTIC FOR ADDITIONAL STORAGE
• SEPARATE STUDIO
• FULL BATH
• ADDITIONAL STORAGE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Electric service available on property; Natural gas available; Cesspool sewer
• Home design: Single-family residence; Two-story
• Construction: Wood siding with cedar; Composition roof
• Exterior features: Deck; Paved road access; R1 zoning

Interior

• Bathrooms: Two full bathrooms
• Interior features: Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $146k (2.8% below list).
• Recommended offer: $146k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.5% in Seaside — 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 79/100 on livability (#60 in OR, #2,085 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime D+, cost of living D+.
• Seaside SD 10 (town): math 11% / reading 41% proficiency, ranked #53 of 58 in OR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 226 active listings in the ZIP; 98 units permitted in Clatsop County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $46k; list at $150k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,794 (2.8% below list)

Questions for the listing agent

1. Built in 1963 — 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 D 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: 0.97% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $92,842
• Equity at exit: $135,132

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $264,596
• Equity at exit: $291,417

Cash invested: $42,000 (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 97138

• Home prices YoY: 2.6%
• Active inventory: 226
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $175

Break-even live

Break-even rent $1,236

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-05-15
   listed $150,000 Active
3. 2003-05-27
   soldstatus $45,500 478-char remark

   Show marketing remark (478 chars)

   rustic cabin has had some remodeling done but needs finishing. great piece of land with fruit trees, sauna house, and out builings. perfect for hunter/fishing/recreation. has cesspool in working order. being strictly as is. Acreage is per county. Has new roof, foundation is concrete 3/4's of house. Woodstove is included in sale. Square footage is approximate. This is a great country pr operty that is still close to the Seaside area, as well as the Nehalem Bay area.

4. 2002-07-03
   listed $49,500 478-char remark

   Show marketing remark (478 chars)

   rustic cabin has had some remodeling done but needs finishing. great piece of land with fruit trees, sauna house, and out builings. perfect for hunter/fishing/recreation. has cesspool in working order. being strictly as is. Acreage is per county. Has new roof, foundation is concrete 3/4's of house. Woodstove is included in sale. Square footage is approximate. This is a great country pr operty that is still close to the Seaside area, as well as the Nehalem Bay area.

5. 2000-01-28
   soldstatus $21,000 117-char remark

   Show marketing remark (117 chars)

   ''AS IS'' - ''HAS SEPTIC'' BUT NO RECORDS AVAILABLE. SAUNA, BUT NO BATHING FACILITIES. GREAT SETTING. PAVED DRIVEWAY.

6. 2000-01-27
   soldstatus $21,000
7. 1998-09-12
   listed $29,900 117-char remark

   Show marketing remark (117 chars)

   ''AS IS'' - ''HAS SEPTIC'' BUT NO RECORDS AVAILABLE. SAUNA, BUT NO BATHING FACILITIES. GREAT SETTING. PAVED DRIVEWAY.

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,495
• − Mortgage interest: −$8,402
• − Property taxes: −$1,529
• − Insurance: −$750
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,364
• Taxable loss: −$349
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,187/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: Seaside SD 10
• NCES district ID: 4111100
• Math proficiency: 11% ▼ -18.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $43,956
• Composite: 22.19/100
• National rank: #8159
• State rank: #53 of 58 in OR

Livability — Seaside

• Score: 79/100
• State rank: #60
• US rank: #2085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clatsop County · 29,028 people
• Metro: Astoria, OR
• Population (ZIP): 11,035
• Household income: $60,411
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 573.0

Population outlook (Clatsop County) Hauer SSP2

• Today (2025): 39,212 people
• By 2030: 39,765 · +1.4%
• By 2040: 40,121 · +2.3%
• By 2050: 40,032 · +2.1%
• By 2075: 39,123 · -0.2%
• By 2100: 35,965 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Portuguese 3% Scottish 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Clatsop

• 2024 margin: D (+11.4) · D 54.1% · R 42.8% · Other 3.1%
• 2008→2024 swing: -7.6pp toward R · 2008: 18.9pp · 2024: 11.4pp
• All cycles: 2024: D+11.4 2020: D+11.3 2016: D+6.1 2012: D+14.6 2008: D+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.11%
• Current HPI: 1014.65
• Rent YoY: —
• Metro: Astoria, 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

+401.7% since first listed

7 events — show timeline

• 2026-05-19 Pending — CAR
• 2026-05-15 Listed $150,000 CAR
• 2003-05-27 Sold (MLS) $45,500 OCMLS
• 2002-07-03 Listed $49,500 OCMLS
• 2000-01-28 Sold (MLS) $21,000 CAR
• 2000-01-27 Sold (Public Records) $21,000 Public Records
• 1998-09-12 Listed $29,900 CAR

Property tax history

+3.7%/yr

Latest (2025): $1,529 · +0.7% YoY. Source: county tax records.