1110 6th Ave · Seaside, OR 97138

$271,900

4 bd · 2.0 ba · 1,678 sqft · SingleFamily public records · 207 Days on market

Built 1953 4,791 sqft lot $162/sqft · 40% below area Est $457k · 40% under ↓ 14% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $272k).
• Recommended offer: $239k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: 226 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $2,720/mo this rent would consume 54% of the median local household income ($60k/yr) (locally 573% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $53k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.00% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $456,676
• List price: $271,900
• Delta: -40.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
761 13th Ave	0.28mi	4/2.0	1,671 (-0%)	8mo	$539,000	$323	79
727 12th Ave	0.25mi	4/2.0	1,550 (-8%)	0mo	$480,000	$310	76
1285 6th Ave	0.04mi	3/2.0 (-1)	1,554 (-7%)	11mo	$400,000	$257	72
995 Queen St	0.22mi	4/2.5	1,626 (-3%)	15mo	$499,000	$307	70
1324 9th Ave	0.21mi	4/3.0	1,824 (+9%)	11mo	$499,000	$274	63
135 6th Ave	0.51mi	4/3.0	1,606 (-4%)	4mo	$1,026,000	$639	62
739 11th Ave	0.21mi	3/2.0 (-1)	1,478 (-12%)	6mo	$429,500	$291	60
814 17th Ave	0.49mi	3/3.0 (-1)	1,815 (+8%)	7mo	$599,000	$330	49
1269 Avenue D	0.51mi	3/2.0 (-1)	1,428 (-15%)	2mo	$499,000	$349	45
804 N Prom	0.54mi	4/2.0	1,440 (-14%)	8mo	$850,000	$590	44
1220 Avenue E	0.53mi	4/2.0	1,460 (-13%)	12mo	$488,000	$334	44
65 2nd Ave	0.61mi	4/2.0	1,475 (-12%)	13mo	$733,000	$497	40

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: 29.2%
• Equity multiple: 3.31×
• Total profit: $175,613
• Equity at exit: $244,949

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $495,339
• Equity at exit: $528,242

Cash invested: $76,132 (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: 226
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,720 medium
• Mortgage (P&I): −$1,426
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $433

Break-even live

Break-even rent $2,172

Max offer price $271,900

Occupancy floor 79%

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: $67,975
• Closing costs: $8,157
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 10th Ave Seaside, OR	3.0	1.0	1562	$2,250	$1.44	44d	1	0.20mi
1020 2nd Ave Seaside, OR	3.0	2.5	1601	$6,100	$3.81	44d	1	0.20mi
849 1st Ave Seaside, OR	3.0	1.5	1584	$2,900	$1.83	44d	1	0.32mi
1175 Avenue B Seaside, OR	3.0	2.0	1950	$3,000	$1.54	44d	1	0.45mi
242 Hemlock St Seaside, OR	3.0	2.0	1994	$3,975	$1.99	44d	1	0.65mi

Listing history 27 events

1. 2026-06-19
   days on market $271,900 Active 207 DOM
2. 2026-06-18
   days on market $271,900 Active 206 DOM
3. 2026-06-17
   days on market $271,900 Active 205 DOM
4. 2026-06-16
   days on market $271,900 Active 204 DOM
5. 2026-06-15
   days on market $271,900 Active 203 DOM
6. 2026-06-14
   days on market $271,900 Active 201 DOM
7. 2026-06-12
   days on market $271,900 Active 200 DOM
8. 2026-06-09
   days on market $271,900 Active 197 DOM
9. 2026-06-08
   days on market $271,900 Active 196 DOM
10. 2026-06-07
    days on market $271,900 Active 195 DOM
11. 2026-06-05
    pricedays on market $271,900 Active 192 DOM
12. 2026-06-03
    days on market $278,900 Active 191 DOM
13. 2026-06-02
    days on market $278,900 Active 190 DOM
14. 2026-06-01
    days on market $278,900 Active 189 DOM
15. 2026-05-31
    days on market $278,900 Active 188 DOM
16. 2026-05-30
    days on market $278,900 Active 187 DOM
17. 2026-04-21
    price $278,900 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

18. 2026-04-21
    price $278,900 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

19. 2026-03-10
    price $289,900 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

20. 2026-03-10
    price $289,900 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

21. 2026-01-27
    price $299,900 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

22. 2026-01-27
    price $299,900 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

23. 2026-01-27
    price $299,000 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

24. 2025-12-31
    price $309,900 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

25. 2025-12-31
    price $309,900 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

26. 2025-11-24
    listed $324,900 Active 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

27. 2025-11-24
    listed $324,900 Active 334-char remark

    Show marketing remark (334 chars)

    Walk about 6 blocks to the promenade and beach! Floor plan has potential to create two units for long-term rental or dual living, buyer to do all due diligence. No short term rentals permitted. Ready for your vision multiple possibilities. Beach house, residence, rental, or a combo? Possible investor rehab project. See Instructions.

ⓘ 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: $2,119 · $177/mo
• Projected year-2 tax: $2,637 · $220/mo
• Expected delta: +$519/yr (+$43/mo · 24.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $32,641
• − Mortgage interest: −$15,231
• − Property taxes: −$2,119
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − Depreciation: −$7,910
• Taxable income: $800
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $5,006/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

-14.2% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $278,900 OCMLS
• 2026-04-21 Price Changed $278,900 RMLS
• 2026-03-10 Price Changed $289,900 OCMLS
• 2026-03-10 Price Changed $289,900 RMLS
• 2026-01-27 Price Changed $299,900 OCMLS
• 2026-01-27 Price Changed $299,900 RMLS
• 2026-01-27 Price Changed $299,000 RMLS
• 2025-12-31 Price Changed $309,900 OCMLS
• 2025-12-31 Price Changed $309,900 RMLS
• 2025-11-24 Listed $324,900 RMLS
• 2025-11-24 Listed $324,900 OCMLS

Property tax history

+3.5%/yr

Latest (2025): $2,119 · -0.1% YoY. Source: county tax records.