337 6th Ave · Seaside, OR 97138

$325,000

2 bd · 1.0 ba · 929 sqft · SingleFamily public records · 44 Days on market

Built 1926 4,791 sqft lot $350/sqft · 15% below area Est $396k · 18% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Seize this exceptional opportunity to acquire a beach house at an extraordinary price. This charming 2-bedroom, 1.5-bathroom, 957-square-foot home requires some care to transform it into your ideal seaside retreat. Just a short stroll to the Seaside Promenade and sandy beaches, it is perfectly situated for coastal enjoyment. For those interested in aquatic activities, the Necanicum River offers opportunities for fishing, crabbing, kayaking, and paddle boarding. The private back deck is ideal for gatherings with family and friends. Inside, the living room serves as a cozy coastal sanctuary, complete with a gas fireplace. The open-plan kitchen and dining area are perfect for casual meal prep and dining. An office nook separates the main living area from the bedrooms and laundry room ensurin privacy. Most furnishings are included, allowing for a seamless transition into your new home, with only a few exceptions. The double car garage provides ample storage for beach equipment, and the expansive front and back yards offer endless possibilities for outdoor activities. The seller has recently upgraded the sewer lines. Home has been priced to be sold in its current condition as-is. This home is a remarkable investment opportunity. Please contact us to arrange a personal tour.

Key facts

• Private back deck
• Double car garage
• Expansive back yard

Tags

• PRIVATE BACK DECK
• OPEN PLAN KITCHEN
• OFFICE NOOK
• DOUBLE CAR GARAGE
• EXPANSIVE FRONT YARD
• EXPANSIVE BACK YARD

Property features AI

Finance

• Other: Lot is level and in the 3,000 to 4,999 sq ft range (approx. 0.11 acre)
• HOA & community: Not a senior community; Zoned R3

Exterior

• Parking: Driveway and on-street parking; Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity and gas available; Internet via cable and DSL
• Home design: Single-family residence (residential property); Resale property; Main level living area present; Facing direction not specified
• Construction: Built in 1926; Wood siding exterior; Composition and flat roof; Concrete perimeter foundation
• Exterior features: Deck; Yard; Located on a paved public road; Mountain view

Interior

• Kitchen: Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level
• Bathrooms: One full bathroom; One partial bathroom (total 2 bathrooms: 1 full, 1 partial)
• Heating & cooling: Wall heater; Heating sources include gas stove; no central heating listed; No central cooling listed
• Interior features: Gas stove and stove-style fireplace; Crawl space basement
• Laundry & utility: Main level utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-782 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (42.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (48.2% below list).
• Recommended offer: $168k (48.2% below list) — sets the bar for 1% rule.
• Cap rate 3.6% 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.
• Zoned schools: Pacific Ridge Elementary School (math 12% / reading 42%, grade F, #301 of 412 statewide, top 74%, 597 students, 46% FRL); Seaside Middle School (math 8% / reading 37%, grade F, #118 of 128 statewide, top 92%, 392 students, 0% FRL); Seaside High School (math 24% / reading 54%, grade F, #78 of 143 statewide, top 58%, 453 students, 56% FRL) — zoned schools average 34% FRL vs 51% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 229 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 98 units permitted in Clatsop County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $278k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,225 (48.2% 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 44 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.52% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.58%
• DSCR: 0.57
• GRM: 16.1

CMA / ARV

• ARV (median comp): $395,875
• List price: $325,000
• Delta: -17.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 11th Ave	0.21mi	2/1.0	900 (-3%)	11mo	$375,000	$417	76
940 4th Ave	0.27mi	2/1.0	900 (-3%)	24mo	$340,000	$378	62
845 9th Ave	0.29mi	3/1.0 (+1)	844 (-9%)	5mo	$340,000	$403	62
721 12th Ave	0.37mi	2/2.0	1,003 (+8%)	10mo	$349,000	$348	57
330 Avenue K	0.72mi	2/1.0	939 (+1%)	10mo	$395,000	$421	56
136 B 3rd Ave	0.17mi	2/1.0	815 (-12%)	19mo	$420,000	$515	56
26 Avenue A #6601	0.39mi	2/2.0	1,050 (+13%)	2mo	$32,000	$30	54
436 S Franklin St	0.44mi	2/1.0	1,053 (+13%)	9mo	$435,000	$413	49
920 13th Ave	0.49mi	3/2.0 (+1)	1,061 (+14%)	20mo	$370,000	$349	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $127,117
• Equity at exit: $292,786

10-year hold

• IRR: 16.1%
• Equity multiple: 5.54×
• Total profit: $413,410
• Equity at exit: $631,404

Cash invested: $91,000 (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: 229
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$135
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-782

Break-even live

Break-even rent $2,673

Max offer price $186,792

Occupancy floor —

Sensitivity live

Price	-10% $-598	-5% $-690	+0% $-782	+5% $-874	+10% $-966
Rent	-10% $-915	-5% $-849	+0% $-782	+5% $-716	+10% $-649
Rate	-1.0pp $-619	-0.5pp $-700	base $-782	+0.5pp $-867	+1.0pp $-952

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 Necanicum Dr Seaside, OR	2.0	1.0	790	$1,625	$2.06	45d	2	0.11mi
916 S Holladay Dr Seaside, OR	1.0–2.0	1.0	671	$1,595	$2.38	45d	1	0.72mi
2330 Cross Creek St Seaside, OR	2.0	2.0	890	$1,895	$2.13	45d	1	0.94mi
1624 S Columbia St Unit 2 Seaside, OR	2.0	1.0	900	$1,595	$1.77	45d	1	1.00mi
1350 Alder Dr Unit A Seaside, OR	2.0	1.0	900	$1,950	$2.17	45d	1	1.13mi
2160 Lewis and Clark Rd Seaside, OR	1.0–2.0	1.0–2.0	814	$1,695	$2.08	45d	3	1.49mi

Listing history 22 events

1. 2026-06-21
   status $325,000 Pending 44 DOM
2. 2026-06-19
   days on market $325,000 Active 44 DOM
3. 2026-06-18
   days on market $325,000 Active 43 DOM
4. 2026-06-17
   days on market $325,000 Active 42 DOM
5. 2026-06-16
   days on market $325,000 Active 41 DOM
6. 2026-06-15
   days on market $325,000 Active 40 DOM
7. 2026-06-14
   days on market $325,000 Active 38 DOM
8. 2026-06-12
   days on market $325,000 Active 37 DOM
9. 2026-06-09
   days on market $325,000 Active 34 DOM
10. 2026-06-08
    days on market $325,000 Active 33 DOM
11. 2026-06-07
    days on market $325,000 Active 32 DOM
12. 2026-06-05
    days on market $325,000 Active 29 DOM
13. 2026-06-03
    days on market $325,000 Active 28 DOM
14. 2026-06-02
    days on market $325,000 Active 27 DOM
15. 2026-06-01
    days on market $325,000 Active 26 DOM
16. 2026-05-31
    days on market $325,000 Active 25 DOM
17. 2026-05-30
    days on market $325,000 Active 24 DOM
18. 2026-05-06
    listed $355,000 Active 1289-char remark

    Show marketing remark (1289 chars)

    Seize this exceptional opportunity to acquire a beach house at an extraordinary price. This charming 2-bedroom, 1.5-bathroom, 957-square-foot home requires some care to transform it into your ideal seaside retreat. Just a short stroll to the Seaside Promenade and sandy beaches, it is perfectly situated for coastal enjoyment. For those interested in aquatic activities, the Necanicum River offers opportunities for fishing, crabbing, kayaking, and paddle boarding. The private back deck is ideal for gatherings with family and friends. Inside, the living room serves as a cozy coastal sanctuary, complete with a gas fireplace. The open-plan kitchen and dining area are perfect for casual meal prep and dining. An office nook separates the main living area from the bedrooms and laundry room ensurin privacy. Most furnishings are included, allowing for a seamless transition into your new home, with only a few exceptions. The double car garage provides ample storage for beach equipment, and the expansive front and back yards offer endless possibilities for outdoor activities. The seller has recently upgraded the sewer lines. Home has been priced to be sold in its current condition as-is. This home is a remarkable investment opportunity. Please contact us to arrange a personal tour.

19. 2026-05-06
    listed $355,000 Active 1244-char remark

    Show marketing remark (1289 chars)

    Seize this exceptional opportunity to acquire a beach house at an extraordinary price. This charming 2-bedroom, 1.5-bathroom, 957-square-foot home requires some care to transform it into your ideal seaside retreat. Just a short stroll to the Seaside Promenade and sandy beaches, it is perfectly situated for coastal enjoyment. For those interested in aquatic activities, the Necanicum River offers opportunities for fishing, crabbing, kayaking, and paddle boarding. The private back deck is ideal for gatherings with family and friends. Inside, the living room serves as a cozy coastal sanctuary, complete with a gas fireplace. The open-plan kitchen and dining area are perfect for casual meal prep and dining. An office nook separates the main living area from the bedrooms and laundry room ensurin privacy. Most furnishings are included, allowing for a seamless transition into your new home, with only a few exceptions. The double car garage provides ample storage for beach equipment, and the expansive front and back yards offer endless possibilities for outdoor activities. The seller has recently upgraded the sewer lines. Home has been priced to be sold in its current condition as-is. This home is a remarkable investment opportunity. Please contact us to arrange a personal tour.

20. 2008-08-07
    soldstatus $278,500

    Show marketing remark (110 chars)

    Only 1.5 blks to the BEACH! This home has a full lot with off-street parking to make a great vacation rental!

21. 2008-08-05
    soldstatus $278,500
22. 2007-09-06
    listed $299,900

    Show marketing remark (110 chars)

    Only 1.5 blks to the BEACH! This home has a full lot with off-street parking to make a great vacation rental!

ⓘ 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: $2,593 · $216/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$560/yr (+$47/mo · 21.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥77°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,187
• − Mortgage interest: −$18,205
• − Property taxes: −$2,593
• − Insurance: −$2,292
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$9,455
• Taxable loss: −$15,587
• Est. tax savings @ 24.0%: +$3,741
• After-tax cash flow: $-5,648/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

• Census place: Seaside, OR
• 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

+8.4% since first listed

7 events — show timeline

• 2026-05-27 Price Changed $325,000 RMLS
• 2026-05-27 Price Changed $325,000 CAR
• 2026-05-06 Listed $355,000 CAR
• 2026-05-06 Listed $355,000 RMLS
• 2008-08-07 Sold (MLS) $278,500 RMLS
• 2008-08-05 Sold (Public Records) $278,500 Public Records
• 2007-09-06 Listed $299,900 RMLS

Property tax history

+3.5%/yr

Latest (2025): $2,593 · -0.1% YoY. Source: county tax records.