160 NE 20th Ave · Rockaway Beach, OR 97136

$529,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 55 Days on market

Built 1978 7,405 sqft lot $367/sqft · at area comps Est $520k · at est.

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +6.7/15.0
• 1% rule +6.3/10.0
• 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

Charming coastal retreat just 1½ blocks from the beach, set on a beautifully fenced lot. This well-maintained home features two generously sized bedrooms with ample closet space and two full bathrooms. The spacious living room offers a warm and inviting atmosphere with a cozy pellet stove, perfect for year-round comfort. The open kitchen and dining area is both functional and welcoming, complete with a woodstove, soft-close cabinetry, and convenient pull-out storage. Thoughtful upgrades enhance both efficiency and livability, including a new 200-amp electrical panel and garbage disposal (2022), and a ductless mini-split system (2023) providing efficient heating and cooling throughout the home. A standout feature is the newly finished, oversized two-car garage (2025), fully insulated (R21/R30) and equipped with abundant electrical outlets, dual-directional lighting, and an automatic garage door opener—ideal for storage, hobbies, or workspace needs. Additional recent improvements include new front deck flooring (2025) and freshly stained and painted cedar shake siding (2025), adding to the home's curb appeal and longevity. This move-in-ready property offers comfort, functionality, and proximity to the coast—an ideal full-time residence or weekend getaway.

Key facts

• Fully insulated
• Soft-close cabinetry
• Fenced lot

Tags

• FENCED LOT
• OPEN KITCHEN
• SOFT-CLOSE CABINETRY
• DUCTLESS MINI-SPLIT SYSTEM
• OVERSIZED TWO-CAR GARAGE
• FULLY INSULATED

Property features AI

Finance

• Other: Property on a private road; Lot is level with trees/wooded areas and located within a flood zone (lot approx. 0.17 acre); Road surface to property includes dirt and gravel
• HOA & community: Not a senior community; Zoned residential

Exterior

• Parking: Covered driveway parking for 2 vehicles; Detached oversized 2-car garage
• Security: Entry security and security lights
• Utilities: Public water; Public sewer; Electric hot water; Fuel sources: electricity and wood burning; Internet available via cable and satellite
• Home design: Single-family residence, resale; One story (main-level living); Mountain and trees/woods views
• Construction: Built in 1978; Composition/shingle roof; Concrete perimeter foundation
• Exterior features: Deck, patio, and yard; Fenced yard and garden; Xeriscape landscaping; Private road access; Satellite dish and security lights; Storm doors; Cedar exterior

Interior

• Kitchen: Built-in oven and convection oven; Free-standing range; Range hood; Dishwasher; Disposal; Island with eat bar; Solid surface countertops; Refrigerator (free-standing)
• Bedrooms: Primary bedroom on main level (approx. 11 x 17); Second bedroom on main level (approx. 11 x 16)
• Flooring: Laminate flooring; Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Mini-split heating and cooling; Pellet stove heating; Wall furnace
• Interior features: Accessible design with minimal steps and natural lighting; One-level living; Laundry area on main level; Soaking tub; Washer and dryer included; Laminate, vinyl, and wall-to-wall carpet flooring options; Pellet stove and wood-burning fireplace; Double-pane windows with vinyl frames; Crawl space foundation
• Laundry & utility: Main-level laundry room; Washer and dryer included; Utility room on main

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $529k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $529k).
• Recommended offer: $513k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• 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; 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 $16k 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 $148k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($513k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.
• Current owner paid $425k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $513,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (median comp): $520,155
• List price: $529,000
• Delta: 1.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1353 N Pacific Ln	0.27mi	3/2.0	1,464 (+2%)	16mo	$750,000	$512	67
1702 N Highway 101	0.13mi	3/2.0	1,382 (-4%)	20mo	$499,900	$362	66
1064 Necarney St	0.59mi	3/2.0	1,263 (-12%)	4mo	$475,000	$376	44
1068 Necarney St	0.58mi	3/2.0	1,263 (-12%)	8mo	$490,000	$388	41
1176 Necarney St	0.56mi	3/2.0	1,263 (-12%)	15mo	$490,000	$388	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: 2.0%
• Equity multiple: 1.08×
• Total profit: $11,247
• Equity at exit: $78,876

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $134,155
• Equity at exit: $45,738

Cash invested: $148,120 (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: 7.3×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$2,774
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$220
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $1,525

Break-even live

Break-even rent $4,069

Max offer price $529,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,825	-5% $1,675	+0% $1,525	+5% $1,376	+10% $1,226
Rent	-10% $1,051	-5% $1,288	+0% $1,525	+5% $1,762	+10% $1,999
Rate	-1.0pp $1,792	-0.5pp $1,660	base $1,525	+0.5pp $1,388	+1.0pp $1,249

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: $132,250
• Closing costs: $15,870
• 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	44d	1	1.24mi

Listing history 31 events

1. 2026-06-18
   days on market $529,000 Active 55 DOM
2. 2026-06-17
   days on market $529,000 Active 54 DOM
3. 2026-06-16
   days on market $529,000 Active 53 DOM
4. 2026-06-15
   days on market $529,000 Active 52 DOM
5. 2026-06-13
   days on market $529,000 Active 50 DOM
6. 2026-06-12
   days on market $529,000 Active 49 DOM
7. 2026-06-09
   days on market $529,000 Active 46 DOM
8. 2026-06-08
   days on market $529,000 Active 45 DOM
9. 2026-06-08
   days on market $529,000 Active 44 DOM
10. 2026-06-07
    days on market $529,000 Active 43 DOM
11. 2026-06-04
    days on market $529,000 Active 40 DOM
12. 2026-06-02
    days on market $529,000 Active 39 DOM
13. 2026-06-01
    days on market $529,000 Active 38 DOM
14. 2026-05-31
    days on market $529,000 Active 37 DOM
15. 2026-04-27
    status Active 1292-char remark

    Show marketing remark (1292 chars)

    Charming coastal retreat just 1½ blocks from the beach, set on a beautifully fenced lot. This well-maintained home features two generously sized bedrooms with ample closet space and two full bathrooms. The spacious living room offers a warm and inviting atmosphere with a cozy pellet stove, perfect for year-round comfort. The open kitchen and dining area is both functional and welcoming, complete with a woodstove, soft-close cabinetry, and convenient pull-out storage. Thoughtful upgrades enhance both efficiency and livability, including a new 200-amp electrical panel and garbage disposal (2022), and a ductless mini-split system (2023) providing efficient heating and cooling throughout the home. A standout feature is the newly finished, oversized two-car garage (2025), fully insulated (R21/R30) and equipped with abundant electrical outlets, dual-directional lighting, and an automatic garage door opener—ideal for storage, hobbies, or workspace needs. Additional recent improvements include new front deck flooring (2025) and freshly stained and painted cedar shake siding (2025), adding to the home's curb appeal and longevity. This move-in-ready property offers comfort, functionality, and proximity to the coast—an ideal full-time residence or weekend getaway.

16. 2026-04-24
    listed $529,000 Active 1292-char remark

    Show marketing remark (1292 chars)

    Charming coastal retreat just 1½ blocks from the beach, set on a beautifully fenced lot. This well-maintained home features two generously sized bedrooms with ample closet space and two full bathrooms. The spacious living room offers a warm and inviting atmosphere with a cozy pellet stove, perfect for year-round comfort. The open kitchen and dining area is both functional and welcoming, complete with a woodstove, soft-close cabinetry, and convenient pull-out storage. Thoughtful upgrades enhance both efficiency and livability, including a new 200-amp electrical panel and garbage disposal (2022), and a ductless mini-split system (2023) providing efficient heating and cooling throughout the home. A standout feature is the newly finished, oversized two-car garage (2025), fully insulated (R21/R30) and equipped with abundant electrical outlets, dual-directional lighting, and an automatic garage door opener—ideal for storage, hobbies, or workspace needs. Additional recent improvements include new front deck flooring (2025) and freshly stained and painted cedar shake siding (2025), adding to the home's curb appeal and longevity. This move-in-ready property offers comfort, functionality, and proximity to the coast—an ideal full-time residence or weekend getaway.

17. 2026-04-24
    listed $529,000 Active 1292-char remark

    Show marketing remark (1292 chars)

    Charming coastal retreat just 1½ blocks from the beach, set on a beautifully fenced lot. This well-maintained home features two generously sized bedrooms with ample closet space and two full bathrooms. The spacious living room offers a warm and inviting atmosphere with a cozy pellet stove, perfect for year-round comfort. The open kitchen and dining area is both functional and welcoming, complete with a woodstove, soft-close cabinetry, and convenient pull-out storage. Thoughtful upgrades enhance both efficiency and livability, including a new 200-amp electrical panel and garbage disposal (2022), and a ductless mini-split system (2023) providing efficient heating and cooling throughout the home. A standout feature is the newly finished, oversized two-car garage (2025), fully insulated (R21/R30) and equipped with abundant electrical outlets, dual-directional lighting, and an automatic garage door opener—ideal for storage, hobbies, or workspace needs. Additional recent improvements include new front deck flooring (2025) and freshly stained and painted cedar shake siding (2025), adding to the home's curb appeal and longevity. This move-in-ready property offers comfort, functionality, and proximity to the coast—an ideal full-time residence or weekend getaway.

18. 2025-12-13
    price $388,000
19. 2025-12-13
    price $388,000
20. 2022-07-11
    soldstatus $425,000
21. 2022-04-28
    price $799,000
22. 2022-03-28
    soldstatus $425,000
23. 2022-03-24
    price $799,000
24. 2022-03-24
    price $799,000
25. 2022-03-17
    price $425,000
26. 2022-03-05
    listed $110,000
27. 2022-03-04
    listed $799,000
28. 2022-03-04
    listed $799,000
29. 2022-01-27
    listed $475,000
30. 2004-10-15
    soldstatus $180,000
31. 2003-07-26
    listed $195,000

ⓘ 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: $2,642 · $220/mo
• Projected year-2 tax: $5,131 · $428/mo
• Expected delta: +$2,490/yr (+$207/mo · 94.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥76°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: −$29,632
• − Property taxes: −$2,642
• − Insurance: −$2,645
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$15,389
• Taxable income: $10,172
• Est. tax owed @ 24.0%: −$2,441
• After-tax cash flow: $15,863/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

+171.3% since first listed

17 events — show timeline

• 2026-04-27 Relisted — OCMLS
• 2026-04-24 Listed $529,000 RMLS
• 2026-04-24 Listed $529,000 OCMLS
• 2025-12-13 Price Changed $388,000 OCMLS
• 2025-12-13 Price Changed $388,000 OCMLS
• 2022-07-11 Sold (Public Records) $425,000 Public Records
• 2022-04-28 Price Changed $799,000 OCMLS
• 2022-03-28 Sold (MLS) $425,000 OCMLS
• 2022-03-24 Price Changed $799,000 OCMLS
• 2022-03-24 Price Changed $799,000 OCMLS
• 2022-03-17 Price Changed $425,000 OCMLS
• 2022-03-05 Listed $110,000 OCMLS
• 2022-03-04 Listed $799,000 OCMLS
• 2022-03-04 Listed $799,000 OCMLS
• 2022-01-27 Listed $475,000 OCMLS
• 2004-10-15 Sold (MLS) $180,000 OCMLS
• 2003-07-26 Listed $195,000 OCMLS

Property tax history

+8.9%/yr

Latest (2025): $2,642 · +23.0% YoY. Source: county tax records.