8680 S Hollyhock St · Rockaway Beach, OR
Flood risk 7/10 · Major
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.77%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $498 – $926
Heat risk 1/10 · Minimal
- Hot days now (above 76°F)
- 9 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 6/10 · Moderate
- Unhealthy air days now
- 8 days/yr
- Unhealthy air days in 30 yrs
- 9 days/yr
Risk factors via First Street. Map © Google.
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 +3.9/10.0
- Livability +3.7/5.0
- Condition / age +2.8/5.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$379,000
8680 S Hollyhock St · Rockaway Beach, OR 97136
3 bd · 2.0 ba · 1,262 sqft · SingleFamily
public records
· 93 Days on market
Built 2006
2,178 sqft lot
Garage
$300/sqft
· 24% below area
Est $496k · 24% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $379k. Condition is rated average.
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: $345k (9.0% below list) — sets the bar for market timing.
- Cap rate 14.1% vs local median 5.9% 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: 156 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 93 days — a 9% lower offer ($345k) 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
$344,890
(9.0% below list)
Questions for the listing agent
- It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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)
- $495,770
- List price
- $379,000
- Delta
- -23.55%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 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%) | 6mo | $370,000 | $291 | 89 |
| 8620 S Hollyhock St | 0.03mi | 3/2.0 | 1,262 (0%) | 14mo | $390,000 | $309 | 87 |
| 1070 S Coral St | 0.18mi | 2/3.0 (-1) | 1,489 (+18%) | 5mo | $575,000 | $386 | 53 |
| 247 S Dolphin St | 0.92mi | 4/1.0 (+1) | 1,272 (+1%) | 10mo | $349,000 | $274 | 46 |
| 123 S Ocean St | 1.11mi | 2/2.0 (-1) | 1,308 (+4%) | 10mo | $407,000 | $311 | 46 |
| 407 S 2nd Ave | 0.99mi | 2/2.0 (-1) | 1,327 (+5%) | 8mo | $314,000 | $237 | 45 |
| 243 S Grayling St | 0.92mi | 3/2.0 | 1,067 (-16%) | 2mo | $499,000 | $468 | 38 |
| 17905 Ocean Blvd | 0.82mi | 3/2.0 | 1,124 (-11%) | 11mo | $599,000 | $533 | 37 |
| 552 Highway 101 | 0.59mi | 2/1.0 (-1) | 1,026 (-19%) | 2mo | $310,000 | $302 | 37 |
| 7860 Pine Beach Ave | 1.09mi | 3/3.0 | 1,426 (+13%) | 15mo | $590,000 | $414 | 27 |
| 217 S Island St | 0.95mi | 2/2.0 (-1) | 1,054 (-16%) | 15mo | $397,000 | $377 | 22 |
| 1602 S 2nd Ave | 1.02mi | 2/2.0 (-1) | 1,440 (+14%) | 18mo | $400,000 | $278 | 22 |
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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 4 active · 5 under contract
- Months of supply
- 6.0 mo (17%/mo absorbed)
- Median asking
- $524,450 ($384/sqft)
- Median days on market
- 61 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +2.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 97136
- Home prices YoY
- -34.6%
- Active inventory
- 156
- Price-to-rent
- 5.3×
Monthly cashflow live
↻
- Estimated rent
- $6,000 medium interval (Pro) →
- 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
- Lot rent
- −$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%
Sensitivity live
| Price | -10% $2,599 | -5% $2,492 | +0% $2,385 | +5% $2,278 | +10% $2,170 |
|---|---|---|---|---|---|
| Rent | -10% $1,911 | -5% $2,148 | +0% $2,385 | +5% $2,622 | +10% $2,859 |
| Rate | -1.0pp $2,576 | -0.5pp $2,481 | base $2,385 | +0.5pp $2,287 | +1.0pp $2,187 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 93d | 1 | 1.18mi |
Property features AI
Finance
- Other
- Lot in subdivision Oceanlake ParkLot approximately 0.05 acre (about 2,178 sq ft)
- HOA & community
- Not a senior community
Exterior
- Parking
- DrivewayAttached garage partially converted to living space (1 garage space)
- Utilities
- Electric fuelPublic waterPublic sewer
- Home design
- Single-family residenceResidential propertyResale homeView of trees/woods
- Construction
- Built in 2006Composition roofConcrete perimeter foundation
- Exterior features
- PatioPorchYardCement sidingTrees/woods view
Interior
- Kitchen
- Built-in rangeDishwasherGarbage disposalFree-standing refrigeratorKitchen island
- Bedrooms
- Primary bedroom (upper level) with walk-in closet and wall-to-wall carpetSecond bedroom (upper level) with closet and wall-to-wall carpetThird bedroom (upper level) with closet and wall-to-wall carpet
- Flooring
- Laminate flooringWall-to-wall carpet
- Bathrooms
- Two full bathrooms (one on main level, one on upper level)
- Heating & cooling
- Zoned heatingNo central cooling
- Interior features
- Garage door openerLaminate flooringWall-to-wall carpetDouble-pane windowsCrawl space basementLaundry areaWasher and dryer
- Laundry & utility
- Washer and dryer includedElectric hot water
Listing history 50 events
-
2026-08-08days on market $379,000 Active 93 DOM
-
2026-08-07days on market $379,000 Active 92 DOM
-
2026-08-06days on market $379,000 Active 91 DOM
-
2026-08-05days on market $379,000 Active 90 DOM
-
2026-08-04days on market $379,000 Active 89 DOM
-
2026-08-03days on market $379,000 Active 88 DOM
-
2026-07-31days on market $379,000 Active 85 DOM
-
2026-07-29days on market $379,000 Active 83 DOM
-
2026-07-27days on market $379,000 Active 81 DOM
-
2026-07-25days on market $379,000 Active 79 DOM
-
2026-07-24days on market $379,000 Active 78 DOM
-
2026-07-23days on market $379,000 Active 77 DOM
-
2026-07-22days on market $379,000 Active 76 DOM
-
2026-07-21days on market $379,000 Active 75 DOM
-
2026-07-20days on market $379,000 Active 74 DOM
-
2026-07-18days on market $379,000 Active 72 DOM
-
2026-07-17days on market $379,000 Active 70 DOM
-
2026-07-15days on market $379,000 Active 69 DOM
-
2026-07-14days on market $379,000 Active 68 DOM
-
2026-07-13days on market $379,000 Active 67 DOM
-
2026-07-12days on market $379,000 Active 66 DOM
-
2026-07-12days on market $379,000 Active 65 DOM
-
2026-07-10days on market $379,000 Active 64 DOM
-
2026-07-09days on market $379,000 Active 63 DOM
-
2026-07-07days on market $379,000 Active 61 DOM
-
2026-07-06days on market $379,000 Active 60 DOM
-
2026-07-05days on market $379,000 Active 59 DOM
-
2026-07-05days on market $379,000 Active 58 DOM
-
2026-07-03days on market $379,000 Active 57 DOM
-
2026-07-02days on market $379,000 Active 56 DOM
-
2026-07-01days on market $379,000 Active 55 DOM
-
2026-06-30days on market $379,000 Active 54 DOM
-
2026-06-29days on market $379,000 Active 53 DOM
-
2026-06-28days on market $379,000 Active 52 DOM
-
2026-06-27days on market $379,000 Active 51 DOM
-
2026-06-26days on market $379,000 Active 50 DOM
-
2026-06-23days on market $379,000 Active 46 DOM
-
2026-06-21days on market $379,000 Active 45 DOM
-
2026-06-21days on market $379,000 Active 44 DOM
-
2026-06-18price $379,000 Active 42 DOM
-
2026-06-18days on market $389,000 Active 42 DOM
-
2026-06-17days on market $389,000 Active 41 DOM
-
2026-06-16days on market $389,000 Active 40 DOM
-
2026-06-15days on market $389,000 Active 39 DOM
-
2026-06-13days on market $389,000 Active 37 DOM
-
2026-06-12days on market $389,000 Active 36 DOM
-
2026-06-09days on market $389,000 Active 33 DOM
-
2026-06-08days on market $389,000 Active 32 DOM
-
2026-06-08days on market $389,000 Active 31 DOM
-
2026-06-07days on market $389,000 Active 30 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
- $1,720 · $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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
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
combined federal + state — saved on this device
- 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.
Condition & rehab AI · 9 photos
55/100
Cosmetic rehab
Est. rehab $6,310–$18,930 screening
This home is in average condition with some cosmetic updates needed, particularly in painting and landscaping, to enhance its resale and rental value.
Repairs flagged
- Major Paint — Paint is faded and needs fresh coats.
- Moderate Exterior Siding — Siding appears weathered and may need repainting or replacement.
Value-add opportunities
- Both Painting the exterior and interior — Fresh paint can significantly improve curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
- Both Landscaping improvements — Enhancing the landscaping can make the property more attractive and increase its appeal to potential buyers or renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 39/100
Zoned Schools
Elementary
Garibaldi Elementary School
F
OR #288/412
Nat'l #28,431/41,679
Middle
Neah-Kah-Nie Middle School
F
OR #41/128
Nat'l #5,867/14,009
High
Neah-Kah-Nie High School
D+
OR #32/143
Nat'l #5,489/17,239
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
B
Composite livability gradescore 74/100
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
- County
- Tillamook · 26,318 people
- Population (ZIP)
- 2,422
- Household income
- $64,286
- Rent vs Own
- Severe rent burden
- 11% of renters
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 listed5 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%/yrLatest (2025): $1,720 · +9.0% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…