1076 NE 12th Ave · Rockaway Beach, OR 97136

$515,000

3 bd · 2.0 ba · 1,263 sqft · SingleFamily public records · 29 Days on market

Built 2020 Good condition 4,791 sqft lot Est $475k · 8% over

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Why this score? — see what drove the C+ 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• ARV discount +3.7/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover serenity in this 3-bed, 2-bath home nestled on the north eastern edge of Rockaway Beach. With vaulted ceilings and an open great room, it's perfect for entertaining. The primary bedroom offers an ensuite and walk-in closet. Featuring quartz counters and luxury vinyl plank flooring, this home combines elegance with practicality. Whether you seek a nature retreat or a base to explore the Oregon Coast, enjoy proximity to Lake Lytle and the ocean. End your day with a nice relaxing hot tub soak. Notably this house is within the Rockaway Beach city limits which is a plus for those seeking a short-term rental license.

Key facts

• Tile floors
• Wall mounted tvs
• Brand new furniture

Tags

• FULLY FURNISHED
• BRAND NEW FURNITURE
• WALL MOUNTED TVS
• SLAB GRANITE COUNTERTOPS
• ENGINEERED HARDWOOD FLOORING
• TILE FLOORS

Property features AI

Finance

• Other: Main level area approximately 1,263 (per tax/building data); Property has a view of trees/woods
• HOA & community: Not a senior community

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; Residential property; One-level entry/main living on a single floor; Built in 2020; Concrete perimeter foundation
• Construction: Built in 2020; Cedar, shake and wood siding; Composition roof; Concrete perimeter foundation
• Exterior features: Composition roof; Cedar, shake and wood siding; Patio; Porch; Free-standing hot tub; Level lot; Paved road access; Trees/woods view

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Microwave; Plumbed for ice maker; Solid surface/Granite countertops; Stainless steel appliances; Eat bar
• Bedrooms: Primary bedroom on main level with bathroom, walk-in closet, walk-in shower, granite and tile; Second bedroom on main level with closet; Third bedroom on main level with closet
• Flooring: Engineered hardwood in main areas; Hardwood in dining/kitchen/living areas; Tile in primary bath; Wall-to-wall carpet in bedrooms
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: Ceiling fans; Engineered hardwood; Granite surfaces; Tile floors; Vaulted ceilings; Wall-to-wall carpet; Garage door opener; Double-pane windows with vinyl frames; Main-floor bedroom with bath (accessible); One-level living
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $515k. Condition is rated good.

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 ($6k rent vs $515k).
• Recommended offer: $507k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Nehalem Elementary School (math 30% / reading 50%, grade F, #169 of 412 statewide, top 44%, 165 students, 38% 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; 1 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 $4k of loan paydown is wiped out by about $15k 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 $144k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($507k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $507,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.17% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $474,888
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1064 Necarney St	0.12mi	3/2.0	1,263 (0%)	4mo	$475,000	$376	91
1068 Necarney St	0.11mi	3/2.0	1,263 (0%)	8mo	$490,000	$388	88
1176 Necarney St	0.09mi	3/2.0	1,263 (0%)	15mo	$490,000	$388	83
1026 NE 13th Ave	0.13mi	2/2.0 (-1)	1,109 (-12%)	2mo	$410,000	$370	67
9460 NE 18th Ave	0.23mi	2/1.0 (-1)	1,160 (-8%)	6mo	$362,500	$313	61
151 NE 19th Ave	0.46mi	3/2.0	1,190 (-6%)	10mo	$430,000	$361	61
1321 N Pacific Ln	0.50mi	3/2.0	1,152 (-9%)	6mo	$815,000	$707	57
1702 N Highway 101	0.44mi	3/2.0	1,382 (+9%)	20mo	$499,900	$362	47
711 N 6th St	0.66mi	2/2.0 (-1)	1,128 (-11%)	3mo	$700,000	$621	44

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $18,126
• Equity at exit: $76,788

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $146,122
• Equity at exit: $44,528

Cash invested: $144,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$2,701
• Tax from tax record: −$227 /mo · $2,727/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $1,597

Break-even live

Break-even rent $3,978

Max offer price $515,000

Occupancy floor 68%

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.04mi

Listing history 21 events

1. 2026-06-18
   days on market $515,000 Active 29 DOM
2. 2026-06-17
   days on market $515,000 Active 28 DOM
3. 2026-06-16
   days on market $515,000 Active 27 DOM
4. 2026-06-15
   days on market $515,000 Active 26 DOM
5. 2026-06-13
   days on market $515,000 Active 24 DOM
6. 2026-06-12
   days on market $515,000 Active 23 DOM
7. 2026-06-09
   days on market $515,000 Active 20 DOM
8. 2026-06-08
   days on market $515,000 Active 19 DOM
9. 2026-06-08
   days on market $515,000 Active 18 DOM
10. 2026-06-07
    days on market $515,000 Active 17 DOM
11. 2026-06-04
    days on market $515,000 Active 14 DOM
12. 2026-06-02
    days on market $515,000 Active 13 DOM
13. 2026-06-01
    days on market $515,000 Active 12 DOM
14. 2026-05-31
    days on market $515,000 Active 11 DOM
15. 2026-05-16
    listed $515,000 Active
16. 2023-12-15
    soldstatus $490,000 Closed 629-char remark

    Show marketing remark (629 chars)

    Discover serenity in this 3-bed, 2-bath home nestled on the north eastern edge of Rockaway Beach. With vaulted ceilings and an open great room, it's perfect for entertaining. The primary bedroom offers an ensuite and walk-in closet. Featuring quartz counters and luxury vinyl plank flooring, this home combines elegance with practicality. Whether you seek a nature retreat or a base to explore the Oregon Coast, enjoy proximity to Lake Lytle and the ocean. End your day with a nice relaxing hot tub soak. Notably this house is within the Rockaway Beach city limits which is a plus for those seeking a short-term rental license.

17. 2023-12-15
    soldstatus $490,000

    Show marketing remark (629 chars)

    Discover serenity in this 3-bed, 2-bath home nestled on the north eastern edge of Rockaway Beach. With vaulted ceilings and an open great room, it's perfect for entertaining. The primary bedroom offers an ensuite and walk-in closet. Featuring quartz counters and luxury vinyl plank flooring, this home combines elegance with practicality. Whether you seek a nature retreat or a base to explore the Oregon Coast, enjoy proximity to Lake Lytle and the ocean. End your day with a nice relaxing hot tub soak. Notably this house is within the Rockaway Beach city limits which is a plus for those seeking a short-term rental license.

18. 2023-12-06
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Discover serenity in this 3-bed, 2-bath home nestled on the north eastern edge of Rockaway Beach. With vaulted ceilings and an open great room, it's perfect for entertaining. The primary bedroom offers an ensuite and walk-in closet. Featuring quartz counters and luxury vinyl plank flooring, this home combines elegance with practicality. Whether you seek a nature retreat or a base to explore the Oregon Coast, enjoy proximity to Lake Lytle and the ocean. End your day with a nice relaxing hot tub soak. Notably this house is within the Rockaway Beach city limits which is a plus for those seeking a short-term rental license.

19. 2023-11-24
    listed $525,000 Active 629-char remark

    Show marketing remark (629 chars)

    Discover serenity in this 3-bed, 2-bath home nestled on the north eastern edge of Rockaway Beach. With vaulted ceilings and an open great room, it's perfect for entertaining. The primary bedroom offers an ensuite and walk-in closet. Featuring quartz counters and luxury vinyl plank flooring, this home combines elegance with practicality. Whether you seek a nature retreat or a base to explore the Oregon Coast, enjoy proximity to Lake Lytle and the ocean. End your day with a nice relaxing hot tub soak. Notably this house is within the Rockaway Beach city limits which is a plus for those seeking a short-term rental license.

20. 2020-05-08
    soldstatus $290,035 328-char remark

    Show marketing remark (328 chars)

    Quality Brand New Construction, Cedar Shake Siding, 3 Bed,2 BA,Vaulted Open Great Room,Granite Counters and Back Splash,LPV Flooring,LVT Bath Floor Granite Bath Counters and Backsplash, Heat Pump and A/C,Vaulted Great Room ,Attached 2 Car Fnished Garage, 4 Blks To Stocked Trout Lake, 7 Blks to Beach, Still Time To Pick Colors

21. 2019-09-18
    listed $285,000 328-char remark

    Show marketing remark (328 chars)

    Quality Brand New Construction, Cedar Shake Siding, 3 Bed,2 BA,Vaulted Open Great Room,Granite Counters and Back Splash,LPV Flooring,LVT Bath Floor Granite Bath Counters and Backsplash, Heat Pump and A/C,Vaulted Great Room ,Attached 2 Car Fnished Garage, 4 Blks To Stocked Trout Lake, 7 Blks to Beach, Still Time To Pick Colors

ⓘ 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: $2,727 · $227/mo
• Projected year-2 tax: $4,996 · $416/mo
• Expected delta: +$2,269/yr (+$189/mo · 83.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 9 d/yr ≥77°F today · 18 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: $72,000
• − Mortgage interest: −$28,848
• − Property taxes: −$2,727
• − Insurance: −$2,575
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$14,982
• Taxable income: $11,348
• Est. tax owed @ 24.0%: −$2,724
• After-tax cash flow: $16,446/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently renovated home is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace garage door — Improves home's appearance and functionality
• Both Landscaping — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace garage door — Improves home's appearance and functionality ↑
• Both Landscaping — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+80.7% since first listed

7 events — show timeline

• 2026-05-16 Listed $515,000 RMLS
• 2023-12-15 Sold (Public Records) $490,000 Public Records
• 2023-12-15 Sold (MLS) $490,000 RMLS
• 2023-12-06 Pending — RMLS
• 2023-11-24 Listed $525,000 RMLS
• 2020-05-08 Sold (MLS) $290,035 RMLS
• 2019-09-18 Listed $285,000 RMLS

Property tax history

+141.1%/yr

Latest (2025): $2,727 · +8.9% YoY. Source: county tax records.