936 S Beacon St · Rockaway Beach, OR 97136

$369,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 49 Days on market

Built 2021 3,920 sqft lot $342/sqft · 74% above area

---

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
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• 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

This beautifully maintained 2021 home offers the perfect blend of modern living and coastal convenience. Located just a 3-5 minute walk to the beach and the popular Big Tree Trail Head, it sits on a solid slab foundation topped with a durable metal roof for years of worry-free enjoyment. Inside, the home features a thoughtful split floor plan with a great layout that delivers excellent privacy and smooth flow between spaces. The kitchen stands out with its stylish farm sink and bright, functional design. Outside, you'll appreciate the ample parking that easily accommodates an RV or boat, a storage shed, and attractive tiered garden spaces ready for your personal touch. Combining comfort, design, and an unbeatable beach-close location, this home is ideal for those craving the coastal life

Key facts

• 3,920 sq ft lot
• Built 2021
• Listed 49 days

Property features AI

Finance

• Other: Property located on approximately 0.09 acres (lot between 3,000 and 4,999 sq ft); Main level area approximately 1,080 (building area); Parcel number 72263
• HOA & community: Not a senior community; Zoned R1

Exterior

• Parking: RV parking available
• Utilities: Electric service; Public water; Public sewer
• Home design: Manufactured home on real property; Single-story (main level living); Residential property, resale; No notable view
• Construction: Built in 2021; Metal roof; Slab foundation
• Exterior features: Covered patio; RV parking; Gravel road access; Other exterior description

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom on the main level; Second bedroom; Third bedroom
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Main-floor bedroom with its own bath (accessibility feature); Dining room; Family room; Great room; Living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $369k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $369k).
• Recommended offer: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 $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 $103k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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.

Recommended offer $357,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

• ARV (median comp): $211,875
• List price: $369,000
• Delta: 74.16%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8035 Hollyhock St	0.30mi	2/2.0 (-1)	1,092 (+1%)	9mo	$245,500	$225	72
648 S Coral St	0.23mi	3/2.0	1,188 (+10%)	1mo	$172,000	$145	72
634 S Coral St	0.25mi	2/2.0 (-1)	1,082 (+0%)	24mo	$339,000	$313	63
923 S Harbor St	0.23mi	3/2.0	924 (-14%)	8mo	$189,000	$205	59
1098 S Harbor St	0.28mi	2/1.0 (-1)	924 (-14%)	20mo	$200,000	$216	37

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: 10.0%
• Equity multiple: 1.39×
• Total profit: $40,608
• Equity at exit: $55,019

10-year hold

• IRR: 19.1%
• Equity multiple: 2.59×
• Total profit: $164,215
• Equity at exit: $31,904

Cash invested: $103,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $4,761 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,000
• Net cashflow: $1,579

Break-even live

Break-even rent $2,762

Max offer price $369,000

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: $92,250
• Closing costs: $11,070
• 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	0.91mi
406 N 3rd Ave Rockaway Beach, OR	2.0	1.0	762	$3,000	$3.94	43d	1	0.96mi

Listing history 26 events

1. 2026-06-18
   days on market $369,000 Active 49 DOM
2. 2026-06-17
   days on market $369,000 Active 48 DOM
3. 2026-06-16
   days on market $369,000 Active 47 DOM
4. 2026-06-15
   days on market $369,000 Active 46 DOM
5. 2026-06-13
   days on market $369,000 Active 44 DOM
6. 2026-06-12
   days on market $369,000 Active 43 DOM
7. 2026-06-09
   days on market $369,000 Active 40 DOM
8. 2026-06-08
   days on market $369,000 Active 39 DOM
9. 2026-06-08
   days on market $369,000 Active 38 DOM
10. 2026-06-07
    days on market $369,000 Active 37 DOM
11. 2026-06-04
    days on market $369,000 Active 34 DOM
12. 2026-06-02
    days on market $369,000 Active 33 DOM
13. 2026-06-01
    days on market $369,000 Active 32 DOM
14. 2026-05-31
    days on market $369,000 Active 31 DOM
15. 2026-04-30
    listed $369,000 Active 799-char remark

    Show marketing remark (799 chars)

    This beautifully maintained 2021 home offers the perfect blend of modern living and coastal convenience. Located just a 3-5 minute walk to the beach and the popular Big Tree Trail Head, it sits on a solid slab foundation topped with a durable metal roof for years of worry-free enjoyment. Inside, the home features a thoughtful split floor plan with a great layout that delivers excellent privacy and smooth flow between spaces. The kitchen stands out with its stylish farm sink and bright, functional design. Outside, you'll appreciate the ample parking that easily accommodates an RV or boat, a storage shed, and attractive tiered garden spaces ready for your personal touch. Combining comfort, design, and an unbeatable beach-close location, this home is ideal for those craving the coastal life

16. 2026-04-30
    listed $369,000 Active 1125-char remark

    Show marketing remark (799 chars)

    This beautifully maintained 2021 home offers the perfect blend of modern living and coastal convenience. Located just a 3-5 minute walk to the beach and the popular Big Tree Trail Head, it sits on a solid slab foundation topped with a durable metal roof for years of worry-free enjoyment. Inside, the home features a thoughtful split floor plan with a great layout that delivers excellent privacy and smooth flow between spaces. The kitchen stands out with its stylish farm sink and bright, functional design. Outside, you'll appreciate the ample parking that easily accommodates an RV or boat, a storage shed, and attractive tiered garden spaces ready for your personal touch. Combining comfort, design, and an unbeatable beach-close location, this home is ideal for those craving the coastal life

17. 2025-12-13
    price $299,999
18. 2023-06-02
    soldstatus $335,000 Closed
19. 2023-06-02
    soldstatus $335,000
20. 2023-06-01
    soldstatus $335,000
21. 2023-05-23
    listed $335,000 Active
22. 2023-05-22
    listed $335,000
23. 2022-01-26
    listed $399,000
24. 2013-08-19
    soldstatus $50,000
25. 2003-03-05
    soldstatus $39,000
26. 2002-08-12
    listed $45,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $3,579 · $298/mo
• Expected delta: +$2,460/yr (+$205/mo · 219.9%)

ⓘ 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 2/10 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: $57,127
• − Mortgage interest: −$20,670
• − Property taxes: −$1,119
• − Insurance: −$1,845
• − Repairs & maintenance: −$4,570
• − Management: −$4,570
• − Depreciation: −$10,735
• Taxable income: $13,619
• Est. tax owed @ 24.0%: −$3,269
• After-tax cash flow: $15,677/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

+720.0% since first listed

12 events — show timeline

• 2026-04-30 Listed $369,000 RMLS
• 2026-04-30 Listed $369,000 CAR
• 2025-12-13 Price Changed $299,999 OCMLS
• 2023-06-02 Sold (MLS) $335,000 RMLS
• 2023-06-02 Sold (MLS) $335,000 CAR
• 2023-06-01 Sold (Public Records) $335,000 Public Records
• 2023-05-23 Listed $335,000 CAR
• 2023-05-22 Listed $335,000 RMLS
• 2022-01-26 Listed $399,000 OCMLS
• 2013-08-19 Sold (Public Records) $50,000 Public Records
• 2003-03-05 Sold (MLS) $39,000 OCMLS
• 2002-08-12 Listed $45,000 OCMLS

Property tax history

+8.7%/yr

Latest (2025): $1,119 · +8.6% YoY. Source: county tax records.