8680 S Hollyhock St · Rockaway Beach, OR 97136

$379,000

3 bd · 2.0 ba · 1,262 sqft · SingleFamily public records · 42 Days on market

Built 2006 2,178 sqft lot $300/sqft · 22% below area Est $485k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a little bit of paradise!Short walk to the beach or just relax in the beautiful woods.New, so no worry about repairs.Plenty of room for all the Toys,Tools & Everyone. Get out of the Rat Race and secure your piece and Mind today!All appliances including W/D & Refrigerator are included.So just move in and Live!

Key facts

• 2,178 sq ft lot
• Garage
• Built 2006

Property features AI

Finance

• Other: Lot in subdivision Oceanlake Park; Lot approximately 0.05 acre (about 2,178 sq ft)
• HOA & community: Not a senior community

Exterior

• Parking: Driveway; Attached garage partially converted to living space (1 garage space)
• Utilities: Electric fuel; Public water; Public sewer
• Home design: Single-family residence; Residential property; Resale home; View of trees/woods
• Construction: Built in 2006; Composition roof; Concrete perimeter foundation
• Exterior features: Patio; Porch; Yard; Cement siding; Trees/woods view

Interior

• Kitchen: Built-in range; Dishwasher; Garbage disposal; Free-standing refrigerator; Kitchen island
• Bedrooms: Primary bedroom (upper level) with walk-in closet and wall-to-wall carpet; Second bedroom (upper level) with closet and wall-to-wall carpet; Third bedroom (upper level) with closet and wall-to-wall carpet
• Flooring: Laminate flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Zoned heating; No central cooling
• Interior features: Garage door opener; Laminate flooring; Wall-to-wall carpet; Double-pane windows; Crawl space basement; Laundry area; Washer and dryer
• Laundry & utility: Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $379k).
• Recommended offer: $368k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 6.6% in Rockaway Beach — 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 74/100 on livability (#94 in OR, #4,777 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, employment D, amenities F.
• Neah-Kah-Nie SD 56 (rural): math 39% / reading 55% proficiency, ranked #62 of 183 in OR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garibaldi Elementary School (math 24% / reading 30%, grade F, #288 of 412 statewide, top 73%, 120 students, 52% FRL); Neah-Kah-Nie Middle School (math 24% / reading 57%, grade F, #41 of 128 statewide, top 32%, 177 students, 44% FRL); Neah-Kah-Nie High School (math 24% / reading 75%, grade D+, #32 of 143 statewide, top 34%, 280 students, 35% FRL).
• Market conditions: 126 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 86 units permitted in Tillamook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Tillamook County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $106k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; list at $379k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $367,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.72%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (median comp): $485,395
• List price: $379,000
• Delta: -21.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8465 S Hollyhock St	0.11mi	3/2.0	1,271 (+1%)	4mo	$370,000	$291	90
8620 S Hollyhock St	0.03mi	3/2.0	1,262 (0%)	13mo	$390,000	$309	88
8435 S Hollyhock St	0.12mi	3/2.0	1,262 (0%)	23mo	$415,000	$329	75
7965 S Minnehaha St	0.38mi	3/1.0	1,168 (-7%)	19mo	$500,000	$428	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.85×
• Total profit: $90,403
• Equity at exit: $56,510

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $274,012
• Equity at exit: $32,769

Cash invested: $106,120 (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 97136

• Home prices YoY: -34.6%
• Active inventory: 126
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $2,385

Break-even live

Break-even rent $2,981

Max offer price $379,000

Occupancy floor 55%

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 N Dolphin St Rockaway Beach, OR	2.0	2.0	1020	$6,000	$5.88	43d	1	1.18mi

Listing history 19 events

1. 2026-06-18
   price $379,000 Active 42 DOM
2. 2026-06-18
   days on market $389,000 Active 42 DOM
3. 2026-06-17
   days on market $389,000 Active 41 DOM
4. 2026-06-16
   days on market $389,000 Active 40 DOM
5. 2026-06-15
   days on market $389,000 Active 39 DOM
6. 2026-06-13
   days on market $389,000 Active 37 DOM
7. 2026-06-12
   days on market $389,000 Active 36 DOM
8. 2026-06-09
   days on market $389,000 Active 33 DOM
9. 2026-06-08
   days on market $389,000 Active 32 DOM
10. 2026-06-08
    days on market $389,000 Active 31 DOM
11. 2026-06-07
    days on market $389,000 Active 30 DOM
12. 2026-06-04
    days on market $389,000 Active 27 DOM
13. 2026-06-02
    days on market $389,000 Active 26 DOM
14. 2026-06-01
    days on market $389,000 Active 25 DOM
15. 2026-05-31
    days on market $389,000 Active 24 DOM
16. 2026-05-13
    price $399,000 392-char remark
17. 2026-05-07
    listed $409,000 Active 392-char remark
18. 2008-09-25
    soldstatus $164,500 329-char remark

    Show marketing remark (329 chars)

    Welcome to a little bit of paradise!Short walk to the beach or just relax in the beautiful woods.New, so no worry about repairs.Plenty of room for all the Toys,Tools & Everyone. Get out of the Rat Race and secure your piece and Mind today!All appliances including W/D & Refrigerator are included.So just move in and Live!

19. 2008-04-01
    listed $179,900 329-char remark

    Show marketing remark (329 chars)

    Welcome to a little bit of paradise!Short walk to the beach or just relax in the beautiful woods.New, so no worry about repairs.Plenty of room for all the Toys,Tools & Everyone. Get out of the Rat Race and secure your piece and Mind today!All appliances including W/D & Refrigerator are included.So just move in and Live!

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $3,676 · $306/mo
• Expected delta: +$1,957/yr (+$163/mo · 113.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,000
• − Mortgage interest: −$21,230
• − Property taxes: −$1,720
• − Insurance: −$2,692
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$11,025
• Taxable income: $23,812
• Est. tax owed @ 24.0%: −$5,715
• After-tax cash flow: $22,903/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: Neah-Kah-Nie SD 56
• NCES district ID: 4108650
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $42,437
• Composite: 41.68/100
• National rank: #7205
• State rank: #62 of 183 in OR

Livability — Rockaway Beach

• Score: 74/100
• State rank: #94
• US rank: #4777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,422

Population outlook (Tillamook County) Hauer SSP2

• Today (2025): 26,318 people
• By 2030: 26,603 · +1.1%
• By 2040: 26,898 · +2.2%
• By 2050: 27,129 · +3.1%
• By 2075: 27,858 · +5.9%
• By 2100: 26,212 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Slovak 4% Iranian 4% Portuguese 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Tillamook

• 2024 margin: Toss-up / Even · D 47.9% · R 49.2% · Other 2.9%
• 2008→2024 swing: -11.2pp toward R · 2008: 9.9pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: R+1.7 2016: R+5.9 2012: D+4.7 2008: D+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.02%
• Current HPI: 228.3227
• Rent YoY: —
• Metro: —
• 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

+116.2% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $389,000 RMLS
• 2026-05-13 Price Changed $399,000 RMLS
• 2026-05-07 Listed $409,000 RMLS
• 2008-09-25 Sold (MLS) $164,500 RMLS
• 2008-04-01 Listed $179,900 RMLS

Property tax history

+3.0%/yr

Latest (2025): $1,720 · +9.0% YoY. Source: county tax records.