317 N Beacon St · Rockaway Beach, OR 97136

$289,900

1 bd · 1.0 ba · 508 sqft · Other public records · 91 Days on market

Built 1925 2,613 sqft lot

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Why this score? — see what drove the D- 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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent location! Has vacation rental permit transferable! 3 min walk to beach! House is in walking distance to shops, convenient store. Nice sized 1 bedroom 1 bath with easy flow lay out. LVT thru out house and vinyl flooring in bathroom has stackable washer and dryer and second dryer porch. New water main pipe, electric meter, cadet heaters, & hot water heater. Metal storage shed in backyard for beach toys. City has made representation to current owner that they would approve permit to build an ADU in backyard, buyer to do own diligence. Listing broker is the owner.

Key facts

• Walk to beach
• Permit to build adu
• Metal storage shed

Tags

• VACATION RENTAL PERMIT
• WALK TO BEACH
• WALKING DISTANCE TO SHOPS
• STACKABLE WASHER AND DRYER
• METAL STORAGE SHED
• PERMIT TO BUILD ADU

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $-48 ($-579/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (27.9% below list).
• Recommended offer: $209k (27.9% below list) — sets the bar for 1% rule.

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: Nehalem Elementary School (math 30% / reading 50%, grade F, #169 of 412 statewide, top 44%, 165 students, 38% 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: 130 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $60k; list at $290k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,958 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-50,206
• Equity at exit: $43,225

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-48,310
• Equity at exit: $25,065

Cash invested: $81,172 (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: 130
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-48

Break-even live

Break-even rent $2,151

Max offer price $281,372

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $34	+0% $-48	+5% $-130	+10% $-212
Rent	-10% $-213	-5% $-131	+0% $-48	+5% $34	+10% $117
Rate	-1.0pp $98	-0.5pp $25	base $-48	+0.5pp $-123	+1.0pp $-200

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   days on market $289,900 Active 91 DOM
2. 2026-06-08
   days on market $289,900 Active 90 DOM
3. 2026-06-08
   days on market $289,900 Active 89 DOM
4. 2026-06-07
   days on market $289,900 Active 88 DOM
5. 2026-06-04
   days on market $289,900 Active 85 DOM
6. 2026-06-02
   days on market $289,900 Active 84 DOM
7. 2026-06-01
   days on market $289,900 Active 83 DOM
8. 2026-05-31
   days on market $289,900 Active 82 DOM
9. 2026-05-12
   status Active 580-char remark

   Show marketing remark (580 chars)

   Excellent location! Has vacation rental permit transferable! 3 min walk to beach! House is in walking distance to shops, convenient store. Nice sized 1 bedroom 1 bath with easy flow lay out. LVT thru out house and vinyl flooring in bathroom has stackable washer and dryer and second dryer porch. New water main pipe, electric meter, cadet heaters, & hot water heater. Metal storage shed in backyard for beach toys. City has made representation to current owner that they would approve permit to build an ADU in backyard, buyer to do own diligence. Listing broker is the owner.

10. 2026-04-17
    price $289,900 580-char remark

    Show marketing remark (580 chars)

    Excellent location! Has vacation rental permit transferable! 3 min walk to beach! House is in walking distance to shops, convenient store. Nice sized 1 bedroom 1 bath with easy flow lay out. LVT thru out house and vinyl flooring in bathroom has stackable washer and dryer and second dryer porch. New water main pipe, electric meter, cadet heaters, & hot water heater. Metal storage shed in backyard for beach toys. City has made representation to current owner that they would approve permit to build an ADU in backyard, buyer to do own diligence. Listing broker is the owner.

11. 2026-02-24
    listed $299,900 Active 580-char remark

    Show marketing remark (580 chars)

    Excellent location! Has vacation rental permit transferable! 3 min walk to beach! House is in walking distance to shops, convenient store. Nice sized 1 bedroom 1 bath with easy flow lay out. LVT thru out house and vinyl flooring in bathroom has stackable washer and dryer and second dryer porch. New water main pipe, electric meter, cadet heaters, & hot water heater. Metal storage shed in backyard for beach toys. City has made representation to current owner that they would approve permit to build an ADU in backyard, buyer to do own diligence. Listing broker is the owner.

12. 2017-05-24
    soldstatus $60,000 154-char remark

    Show marketing remark (154 chars)

    Charming 1 bedroom, 1 bath cottage just blocks from the beach! Close to downtown Rockaway and just minutes away from fishing and other outdoor activities!

13. 2017-05-23
    soldstatus $60,000
14. 2016-09-12
    listed $99,900 154-char remark

    Show marketing remark (154 chars)

    Charming 1 bedroom, 1 bath cottage just blocks from the beach! Close to downtown Rockaway and just minutes away from fishing and other outdoor activities!

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $2,812 · $234/mo
• Expected delta: +$2,116/yr (+$176/mo · 304.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 10 d/yr ≥76°F today · 21 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: $25,075
• − Mortgage interest: −$16,239
• − Property taxes: −$696
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$8,433
• Taxable loss: −$5,755
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $802/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

• Census place: Rockaway Beach, OR
• 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

+190.2% since first listed

6 events — show timeline

• 2026-05-12 Relisted — RMLS
• 2026-04-17 Price Changed $289,900 RMLS
• 2026-02-24 Listed $299,900 RMLS
• 2017-05-24 Sold (MLS) $60,000 RMLS
• 2017-05-23 Sold (Public Records) $60,000 Public Records
• 2016-09-12 Listed $99,900 RMLS

Property tax history

+2.9%/yr

Latest (2025): $696 · +8.5% YoY. Source: county tax records.