17600 Ocean Blvd · Rockaway Beach, OR 97136

$79,500

1 bd · 1.0 ba · 404 sqft · Manufactured · 39 Days on market

Built 2008

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Oceanfront Park Model & acirc; & euro; & ldquo; 1 of Only 15 Beachfront Units Rare opportunity to own a fully furnished oceanfront 2008 Skyline Forest Brook 1930CT at Shorewood RV Resort in Rockaway Beach, Oregon. This updated unit features new Hardie Board siding, Pella windows, sliding glass door, gutters, and Trex decking. Interior upgrades include fresh paint, plank vinyl flooring, new loft carpet, GE washer/dryer combo, and a Rinnai on-demand hot water heater. Newer composite shingle roof. Enjoy 7 miles of Pacific Ocean beachfront in a peaceful coastal setting & acirc; & euro; & rdquo; ideal for weekend escapes or extended stays. Leasehold property. Annual sit

Key facts

• Oceanfront
• Beachfront units
• Updated unit

Tags

• OCEANFRONT
• BEACHFRONT UNITS
• FULLY FURNISHED
• UPDATED UNIT
• NEW HARDIE BOARD SIDING
• PELLA WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.8% 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.
• 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 $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $80k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.51% ✓
• Cap rate: 22.76%
• Cash-on-cash: 58.82%
• DSCR: 3.62
• GRM: 3.3

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: 16.0%
• Equity multiple: 1.65×
• Total profit: $14,399
• Equity at exit: $11,854

10-year hold

• IRR: 24.9%
• Equity multiple: 3.19×
• Total profit: $48,783
• Equity at exit: $6,874

Cash invested: $22,260 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$33
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $422

Break-even live

Break-even rent $1,460

Max offer price $79,500

Occupancy floor 74%

Sensitivity live

Price	-10% $467	-5% $445	+0% $422	+5% $400	+10% $377
Rent	-10% $264	-5% $343	+0% $422	+5% $501	+10% $580
Rate	-1.0pp $462	-0.5pp $442	base $422	+0.5pp $401	+1.0pp $380

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $79,500 Active 39 DOM
2. 2026-06-18
   days on market $79,500 Active 37 DOM
3. 2026-06-17
   days on market $79,500 Active 36 DOM
4. 2026-06-17
   price $79,500 Active 35 DOM
5. 2026-06-16
   days on market $160,000 Active 35 DOM
6. 2026-06-15
   days on market $160,000 Active 34 DOM
7. 2026-06-13
   days on market $160,000 Active 32 DOM
8. 2026-06-12
   days on market $160,000 Active 31 DOM
9. 2026-06-09
   days on market $160,000 Active 28 DOM
10. 2026-06-08
    days on market $160,000 Active 27 DOM
11. 2026-06-08
    days on market $160,000 Active 26 DOM
12. 2026-06-07
    days on market $160,000 Active 25 DOM
13. 2026-06-04
    days on market $160,000 Active 22 DOM
14. 2026-06-02
    days on market $160,000 Active 21 DOM
15. 2026-06-01
    days on market $160,000 Active 20 DOM
16. 2026-05-31
    days on market $160,000 Active 19 DOM
17. 2026-05-12
    listed $160,000 Active 725-char remark
18. 2024-03-29
    historical $1,800
19. 2024-03-13
    listed $1,800
20. 2023-06-22
    historical

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $771 · $64/mo
• Expected delta: +$355/yr (+$30/mo · 85.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone VE · 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,936
• − Mortgage interest: −$4,453
• − Property taxes: −$416
• − Insurance: −$8,426
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$2,313
• Taxable income: $4,498
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $3,985/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

• 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

+4316.7% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $79,500 FSBO.com
• 2026-05-12 Listed $160,000 FSBO.com
• 2024-03-29 Rental Removed $1,800 APPFOLIO
• 2024-03-13 Listed for Rent $1,800 APPFOLIO
• 2023-06-22 Rental Removed — APPFOLIO

Property tax history

+1.6%/yr

Latest (2025): $416 · -4.1% YoY. Source: county tax records.