102 S Harbor St · Rockaway Beach, OR 97136

$343,000

3 bd · 1.0 ba · 861 sqft · SingleFamily public records · 42 Days on market

Built 1951 3,484 sqft lot $398/sqft · at area comps Est $354k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +8.1/10.0
• 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

Escape to your own coastal sanctuary in this charming 2-bedroom Rockaway Beach cabin. The interior features new flooring throughout, unique architectural details and open floor plan. Outside, the level lot includes a nice firepit perfect for cool Oregon evenings and a versatile shed that's ideal for a dedicated workspace or hobby room. Lots of parking! Location is everything—you're just minutes from the heart of downtown. Enjoy front-row access to Rockaway's legendary 4th of July festivities, shops, and dining, all while being tucked away in a quiet neighborhood. This is the ultimate home base for peaceful coastal living.

Key facts

• Open floor plan
• Firepit
• Versatile shed

Tags

• NEW FLOORING
• UNIQUE ARCHITECTURAL DETAILS
• OPEN FLOOR PLAN
• FIREPIT
• VERSATILE SHED
• DEDICATED WORKSPACE

Property features AI

Finance

• Other: Lot roughly 3,000–4,999 sq ft (about 0.08 acres); Zoning: RK-R-2

Exterior

• Parking: Off-street parking; RV parking available
• Utilities: Electric service; Public water; Public sewer
• Home design: Single-family residence (resale); One-level living; Built in 1951; No notable view
• Construction: Composition roof; Block foundation
• Exterior features: Deck; Fire pit; Cement siding; Level lot; Gravel road access

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Microwave
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Main-floor bedroom with bath (accessible)
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom (main level) with walk-in shower
• Heating & cooling: Zoned heating; No central cooling
• Interior features: Luxury vinyl plank flooring; Aluminum and vinyl window frames; Crawl space basement; Accessible design features
• Laundry & utility: Main-level laundry; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $343k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $343k).
• Recommended offer: $333k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 2 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 $2k of loan paydown is wiped out by about $10k 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 $96k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($333k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $165k; list at $343k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $332,710 (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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.31% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $353,500
• List price: $343,000
• Delta: -2.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 N Dolphin St	0.14mi	2/1.0 (-1)	869 (+1%)	3mo	$353,000	$406	84
110 S Palisade St	0.27mi	2/2.0 (-1)	893 (+4%)	8mo	$494,000	$553	65
366 N Pacific St	0.37mi	2/1.0 (-1)	792 (-8%)	6mo	$458,500	$579	59
409 Nehalem Ave	0.11mi	2/1.0 (-1)	951 (+10%)	23mo	$390,999	$411	53
243 N Juniper St	0.11mi	2/1.0 (-1)	990 (+15%)	15mo	$490,000	$495	52

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $38,793
• Equity at exit: $51,142

10-year hold

• IRR: 19.3%
• Equity multiple: 2.61×
• Total profit: $154,983
• Equity at exit: $29,656

Cash invested: $96,040 (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: 6.3×

Monthly cashflow live

• Estimated rent: $4,502 medium
• Mortgage (P&I): −$1,799
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,484

Break-even live

Break-even rent $2,624

Max offer price $343,000

Occupancy floor 62%

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: $85,750
• Closing costs: $10,290
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.18mi
406 N 3rd Ave Rockaway Beach, OR	2.0	1.0	762	$3,000	$3.94	43d	1	0.19mi

Listing history 23 events

1. 2026-06-18
   days on market $343,000 Active 42 DOM

   Show marketing remark (635 chars)

   Escape to your own coastal sanctuary in this charming 2-bedroom Rockaway Beach cabin. The interior features new flooring throughout, unique architectural details and open floor plan. Outside, the level lot includes a nice firepit perfect for cool Oregon evenings and a versatile shed that's ideal for a dedicated workspace or hobby room. Lots of parking! Location is everything—you're just minutes from the heart of downtown. Enjoy front-row access to Rockaway's legendary 4th of July festivities, shops, and dining, all while being tucked away in a quiet neighborhood. This is the ultimate home base for peaceful coastal living.

2. 2026-06-18
   price $343,000 Active 41 DOM

   Show marketing remark (635 chars)

   Escape to your own coastal sanctuary in this charming 2-bedroom Rockaway Beach cabin. The interior features new flooring throughout, unique architectural details and open floor plan. Outside, the level lot includes a nice firepit perfect for cool Oregon evenings and a versatile shed that's ideal for a dedicated workspace or hobby room. Lots of parking! Location is everything—you're just minutes from the heart of downtown. Enjoy front-row access to Rockaway's legendary 4th of July festivities, shops, and dining, all while being tucked away in a quiet neighborhood. This is the ultimate home base for peaceful coastal living.

3. 2026-06-17
   days on market $350,000 Active 41 DOM
4. 2026-06-16
   days on market $350,000 Active 40 DOM
5. 2026-06-15
   days on market $350,000 Active 39 DOM
6. 2026-06-13
   days on market $350,000 Active 37 DOM
7. 2026-06-12
   days on market $350,000 Active 36 DOM
8. 2026-06-09
   days on market $350,000 Active 33 DOM
9. 2026-06-08
   days on market $350,000 Active 32 DOM
10. 2026-06-08
    days on market $350,000 Active 31 DOM
11. 2026-06-07
    days on market $350,000 Active 30 DOM
12. 2026-06-04
    days on market $350,000 Active 27 DOM
13. 2026-06-02
    days on market $350,000 Active 26 DOM
14. 2026-06-01
    days on market $350,000 Active 25 DOM
15. 2026-05-31
    days on market $350,000 Active 24 DOM
16. 2026-05-07
    listed $350,000 Active 653-char remark

    Show marketing remark (635 chars)

    Escape to your own coastal sanctuary in this charming 2-bedroom Rockaway Beach cabin. The interior features new flooring throughout, unique architectural details and open floor plan. Outside, the level lot includes a nice firepit perfect for cool Oregon evenings and a versatile shed that's ideal for a dedicated workspace or hobby room. Lots of parking! Location is everything—you're just minutes from the heart of downtown. Enjoy front-row access to Rockaway's legendary 4th of July festivities, shops, and dining, all while being tucked away in a quiet neighborhood. This is the ultimate home base for peaceful coastal living.

17. 2026-05-07
    listed $350,000 Active 635-char remark

    Show marketing remark (635 chars)

    Escape to your own coastal sanctuary in this charming 2-bedroom Rockaway Beach cabin. The interior features new flooring throughout, unique architectural details and open floor plan. Outside, the level lot includes a nice firepit perfect for cool Oregon evenings and a versatile shed that's ideal for a dedicated workspace or hobby room. Lots of parking! Location is everything—you're just minutes from the heart of downtown. Enjoy front-row access to Rockaway's legendary 4th of July festivities, shops, and dining, all while being tucked away in a quiet neighborhood. This is the ultimate home base for peaceful coastal living.

18. 2017-03-31
    soldstatus $165,000

    Show marketing remark (420 chars)

    Sweetheart beach cabin; newly updated & move-in ready. Sit by the outdoor fire pit, listen to the ocean. New 9x16 workshop/studio with power. New deck & covered porch. Quality updates include plumbing, electrical, vaulted ceilings, new sewer pump & sump pump. New paint & trim inside & out, new siding/flooring/fixtures, redesigned kitchen, new appliances. New roof, 2014. Mudroom includes stack W/D.

19. 2017-02-14
    listed $174,900

    Show marketing remark (420 chars)

    Sweetheart beach cabin; newly updated & move-in ready. Sit by the outdoor fire pit, listen to the ocean. New 9x16 workshop/studio with power. New deck & covered porch. Quality updates include plumbing, electrical, vaulted ceilings, new sewer pump & sump pump. New paint & trim inside & out, new siding/flooring/fixtures, redesigned kitchen, new appliances. New roof, 2014. Mudroom includes stack W/D.

20. 2015-05-29
    soldstatus $100,000
21. 2015-03-13
    soldstatus $52,549
22. 2014-10-15
    listed $57,240
23. 2003-06-26
    soldstatus $70,000

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $3,327 · $277/mo
• Expected delta: +$1,753/yr (+$146/mo · 111.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 20 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: $54,021
• − Mortgage interest: −$19,213
• − Property taxes: −$1,574
• − Insurance: −$1,715
• − Repairs & maintenance: −$4,322
• − Management: −$4,322
• − Depreciation: −$9,978
• Taxable income: $12,897
• Est. tax owed @ 24.0%: −$3,095
• After-tax cash flow: $14,707/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

+390.0% since first listed

10 events — show timeline

• 2026-06-18 Price Changed $343,000 RMLS
• 2026-06-18 Price Changed $343,000 OCMLS
• 2026-05-07 Listed $350,000 OCMLS
• 2026-05-07 Listed $350,000 RMLS
• 2017-03-31 Sold (MLS) $165,000 RMLS
• 2017-02-14 Listed $174,900 RMLS
• 2015-05-29 Sold (Public Records) $100,000 Public Records
• 2015-03-13 Sold (MLS) $52,549 RMLS
• 2014-10-15 Listed $57,240 RMLS
• 2003-06-26 Sold (Public Records) $70,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,574 · +8.6% YoY. Source: county tax records.