5938 View Loop · Heceta Beach, OR 97439

$484,000

3 bd · 2.5 ba · 2,110 sqft · SingleFamily public records · 500 Days on market

Built 2003 8,276 sqft lot $229/sqft · 31% below area Est $706k · 31% under $21/mo HOA · 1% of rent ↓ 12% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +3.7/10.0
• Cash flow +3.2/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Great LAKE AND BOAT DOCK ACCESS ON MERCER LAKE! Charming 2003 Two-Level Home with Endless Potential! Nestled in the serene beauty of the Pacific Northwest, this wonderful two-level home offers charm, space, and versatility. Whether you're searching for your forever home or a prime investment property, this hidden gem is perfect for a tranquil retreat or a short-term rental opportunity. Surrounded by nature, you'll enjoy peaceful wooded surroundings while remaining just moments away from Mercer Lake, Collard Lake, Sutton Lake, the Siuslaw National Forest, and the famous Oregon dunes. Plus, the Historic Old Town District is nearby, offering fantastic shopping and dining options. Main Level: Step inside to find a welcoming chef’s kitchen featuring a range oven with a microwave hood/fan, a built-in dishwasher, and a butcher block island with a secondary vegetable sink. A spacious walk-in pantry includes a dumbwaiter for easy grocery transport from the garage. The kitchen flows seamlessly into the dining area, making entertaining effortless. Fresh new carpet has just been installed throughout the main level! The primary bedroom is conveniently located on this level, offering an en-suite bath with dual access, a luxurious jetted Jacuzzi tub, and an easy-access shower. Lower Level: Downstairs, you'll find an additional bedroom and full bathroom, plus a cozy workroom/den—ideal for hobbies, an office, or extra storage. There is an ADA chairlift available as well. Garage & Outdoor Features: Oversized 572 sq. ft. garage for vehicles and storage. Large 324 sq. ft. workshop attached to the garage. Fenced side yard for pets and outdoor enjoyment. Don't miss out on this incredible opportunity! This property has lake access rights to Otter Cove on Mercer Lake where you can find a community picnic area, boat launch ramp, a restroom, places to store your lake items, parking and community dock. The dues are $75 annually. Schedule your own viewing today, this home has so much to offer!

Key facts

• Jetted jacuzzi tub
• Dumbwaiter
• Lake access rights

Tags

• CHEF'S KITCHEN
• WALK-IN PANTRY
• DUMBWAITER
• JETTED JACUZZI TUB
• LAKE ACCESS RIGHTS
• COMMUNITY PICNIC AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $484k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (56.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (59.7% below list).
• Recommended offer: $195k (59.7% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 1.9% in Heceta 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Siuslaw SD 97J (town): math 33% / reading 50% proficiency, ranked #106 of 183 in OR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 406 active listings in the ZIP; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 500 days — a 12% lower offer ($426k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $194,892 (59.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 500 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.40% ✗
• Cap rate: 2.48%
• Cash-on-cash: -13.62%
• DSCR: 0.39
• GRM: 20.7

CMA / ARV

• ARV (median comp): $706,313
• List price: $484,000
• Delta: -31.48%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6007 View Loop	0.06mi	3/3.0	1,932 (-8%)	9mo	$557,500	$289	73
5971 View Ct	0.07mi	2/3.0 (-1)	2,135 (+1%)	18mo	$710,000	$333	73
88616 Ocean View Ln	0.31mi	2/2.0 (-1)	2,344 (+11%)	4mo	$795,000	$339	56

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: 14.8%
• Equity multiple: 2.22×
• Total profit: $165,524
• Equity at exit: $436,026

10-year hold

• IRR: 14.5%
• Equity multiple: 5.16×
• Total profit: $564,192
• Equity at exit: $940,306

Cash invested: $135,520 (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 97439

• Home prices YoY: 2.5%
• Active inventory: 406
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$2,538
• Tax from tax record: −$317 /mo · $3,799/yr
• Insurance: −$202
• HOA: −$21
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-1,538

Break-even live

Break-even rent $3,895

Max offer price $212,349

Occupancy floor —

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: $121,000
• Closing costs: $14,520
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 19 events

1. 2026-06-18
   days on market $484,000 Active 500 DOM
2. 2026-06-17
   days on market $484,000 Active 499 DOM
3. 2026-06-16
   days on market $484,000 Active 498 DOM
4. 2026-06-15
   days on market $484,000 Active 497 DOM
5. 2026-06-13
   days on market $484,000 Active 495 DOM
6. 2026-06-12
   days on market $484,000 Active 494 DOM
7. 2026-06-09
   days on market $484,000 Active 491 DOM
8. 2026-06-08
   days on market $484,000 Active 490 DOM
9. 2026-06-08
   days on market $484,000 Active 489 DOM
10. 2026-06-07
    days on market $484,000 Active 488 DOM
11. 2026-06-04
    days on market $484,000 Active 485 DOM
12. 2026-06-02
    days on market $484,000 Active 484 DOM
13. 2026-06-01
    days on market $484,000 Active 483 DOM
14. 2026-05-31
    days on market $484,000 Active 482 DOM
15. 2025-10-03
    price $484,000 2016-char remark

    Show marketing remark (2016 chars)

    Great LAKE AND BOAT DOCK ACCESS ON MERCER LAKE! Charming 2003 Two-Level Home with Endless Potential! Nestled in the serene beauty of the Pacific Northwest, this wonderful two-level home offers charm, space, and versatility. Whether you're searching for your forever home or a prime investment property, this hidden gem is perfect for a tranquil retreat or a short-term rental opportunity. Surrounded by nature, you'll enjoy peaceful wooded surroundings while remaining just moments away from Mercer Lake, Collard Lake, Sutton Lake, the Siuslaw National Forest, and the famous Oregon dunes. Plus, the Historic Old Town District is nearby, offering fantastic shopping and dining options. Main Level: Step inside to find a welcoming chef’s kitchen featuring a range oven with a microwave hood/fan, a built-in dishwasher, and a butcher block island with a secondary vegetable sink. A spacious walk-in pantry includes a dumbwaiter for easy grocery transport from the garage. The kitchen flows seamlessly into the dining area, making entertaining effortless. Fresh new carpet has just been installed throughout the main level! The primary bedroom is conveniently located on this level, offering an en-suite bath with dual access, a luxurious jetted Jacuzzi tub, and an easy-access shower. Lower Level: Downstairs, you'll find an additional bedroom and full bathroom, plus a cozy workroom/den—ideal for hobbies, an office, or extra storage. There is an ADA chairlift available as well. Garage & Outdoor Features: Oversized 572 sq. ft. garage for vehicles and storage. Large 324 sq. ft. workshop attached to the garage. Fenced side yard for pets and outdoor enjoyment. Don't miss out on this incredible opportunity! This property has lake access rights to Otter Cove on Mercer Lake where you can find a community picnic area, boat launch ramp, a restroom, places to store your lake items, parking and community dock. The dues are $75 annually. Schedule your own viewing today, this home has so much to offer!

16. 2025-06-27
    status Active 2016-char remark

    Show marketing remark (2016 chars)

    Great LAKE AND BOAT DOCK ACCESS ON MERCER LAKE! Charming 2003 Two-Level Home with Endless Potential! Nestled in the serene beauty of the Pacific Northwest, this wonderful two-level home offers charm, space, and versatility. Whether you're searching for your forever home or a prime investment property, this hidden gem is perfect for a tranquil retreat or a short-term rental opportunity. Surrounded by nature, you'll enjoy peaceful wooded surroundings while remaining just moments away from Mercer Lake, Collard Lake, Sutton Lake, the Siuslaw National Forest, and the famous Oregon dunes. Plus, the Historic Old Town District is nearby, offering fantastic shopping and dining options. Main Level: Step inside to find a welcoming chef’s kitchen featuring a range oven with a microwave hood/fan, a built-in dishwasher, and a butcher block island with a secondary vegetable sink. A spacious walk-in pantry includes a dumbwaiter for easy grocery transport from the garage. The kitchen flows seamlessly into the dining area, making entertaining effortless. Fresh new carpet has just been installed throughout the main level! The primary bedroom is conveniently located on this level, offering an en-suite bath with dual access, a luxurious jetted Jacuzzi tub, and an easy-access shower. Lower Level: Downstairs, you'll find an additional bedroom and full bathroom, plus a cozy workroom/den—ideal for hobbies, an office, or extra storage. There is an ADA chairlift available as well. Garage & Outdoor Features: Oversized 572 sq. ft. garage for vehicles and storage. Large 324 sq. ft. workshop attached to the garage. Fenced side yard for pets and outdoor enjoyment. Don't miss out on this incredible opportunity! This property has lake access rights to Otter Cove on Mercer Lake where you can find a community picnic area, boat launch ramp, a restroom, places to store your lake items, parking and community dock. The dues are $75 annually. Schedule your own viewing today, this home has so much to offer!

17. 2025-06-17
    price $534,000 2016-char remark

    Show marketing remark (2016 chars)

    Great LAKE AND BOAT DOCK ACCESS ON MERCER LAKE! Charming 2003 Two-Level Home with Endless Potential! Nestled in the serene beauty of the Pacific Northwest, this wonderful two-level home offers charm, space, and versatility. Whether you're searching for your forever home or a prime investment property, this hidden gem is perfect for a tranquil retreat or a short-term rental opportunity. Surrounded by nature, you'll enjoy peaceful wooded surroundings while remaining just moments away from Mercer Lake, Collard Lake, Sutton Lake, the Siuslaw National Forest, and the famous Oregon dunes. Plus, the Historic Old Town District is nearby, offering fantastic shopping and dining options. Main Level: Step inside to find a welcoming chef’s kitchen featuring a range oven with a microwave hood/fan, a built-in dishwasher, and a butcher block island with a secondary vegetable sink. A spacious walk-in pantry includes a dumbwaiter for easy grocery transport from the garage. The kitchen flows seamlessly into the dining area, making entertaining effortless. Fresh new carpet has just been installed throughout the main level! The primary bedroom is conveniently located on this level, offering an en-suite bath with dual access, a luxurious jetted Jacuzzi tub, and an easy-access shower. Lower Level: Downstairs, you'll find an additional bedroom and full bathroom, plus a cozy workroom/den—ideal for hobbies, an office, or extra storage. There is an ADA chairlift available as well. Garage & Outdoor Features: Oversized 572 sq. ft. garage for vehicles and storage. Large 324 sq. ft. workshop attached to the garage. Fenced side yard for pets and outdoor enjoyment. Don't miss out on this incredible opportunity! This property has lake access rights to Otter Cove on Mercer Lake where you can find a community picnic area, boat launch ramp, a restroom, places to store your lake items, parking and community dock. The dues are $75 annually. Schedule your own viewing today, this home has so much to offer!

18. 2025-05-01
    price $544,000 2016-char remark

    Show marketing remark (2016 chars)

    Great LAKE AND BOAT DOCK ACCESS ON MERCER LAKE! Charming 2003 Two-Level Home with Endless Potential! Nestled in the serene beauty of the Pacific Northwest, this wonderful two-level home offers charm, space, and versatility. Whether you're searching for your forever home or a prime investment property, this hidden gem is perfect for a tranquil retreat or a short-term rental opportunity. Surrounded by nature, you'll enjoy peaceful wooded surroundings while remaining just moments away from Mercer Lake, Collard Lake, Sutton Lake, the Siuslaw National Forest, and the famous Oregon dunes. Plus, the Historic Old Town District is nearby, offering fantastic shopping and dining options. Main Level: Step inside to find a welcoming chef’s kitchen featuring a range oven with a microwave hood/fan, a built-in dishwasher, and a butcher block island with a secondary vegetable sink. A spacious walk-in pantry includes a dumbwaiter for easy grocery transport from the garage. The kitchen flows seamlessly into the dining area, making entertaining effortless. Fresh new carpet has just been installed throughout the main level! The primary bedroom is conveniently located on this level, offering an en-suite bath with dual access, a luxurious jetted Jacuzzi tub, and an easy-access shower. Lower Level: Downstairs, you'll find an additional bedroom and full bathroom, plus a cozy workroom/den—ideal for hobbies, an office, or extra storage. There is an ADA chairlift available as well. Garage & Outdoor Features: Oversized 572 sq. ft. garage for vehicles and storage. Large 324 sq. ft. workshop attached to the garage. Fenced side yard for pets and outdoor enjoyment. Don't miss out on this incredible opportunity! This property has lake access rights to Otter Cove on Mercer Lake where you can find a community picnic area, boat launch ramp, a restroom, places to store your lake items, parking and community dock. The dues are $75 annually. Schedule your own viewing today, this home has so much to offer!

19. 2025-02-03
    listed $549,000 Active 2016-char remark

    Show marketing remark (2016 chars)

    Great LAKE AND BOAT DOCK ACCESS ON MERCER LAKE! Charming 2003 Two-Level Home with Endless Potential! Nestled in the serene beauty of the Pacific Northwest, this wonderful two-level home offers charm, space, and versatility. Whether you're searching for your forever home or a prime investment property, this hidden gem is perfect for a tranquil retreat or a short-term rental opportunity. Surrounded by nature, you'll enjoy peaceful wooded surroundings while remaining just moments away from Mercer Lake, Collard Lake, Sutton Lake, the Siuslaw National Forest, and the famous Oregon dunes. Plus, the Historic Old Town District is nearby, offering fantastic shopping and dining options. Main Level: Step inside to find a welcoming chef’s kitchen featuring a range oven with a microwave hood/fan, a built-in dishwasher, and a butcher block island with a secondary vegetable sink. A spacious walk-in pantry includes a dumbwaiter for easy grocery transport from the garage. The kitchen flows seamlessly into the dining area, making entertaining effortless. Fresh new carpet has just been installed throughout the main level! The primary bedroom is conveniently located on this level, offering an en-suite bath with dual access, a luxurious jetted Jacuzzi tub, and an easy-access shower. Lower Level: Downstairs, you'll find an additional bedroom and full bathroom, plus a cozy workroom/den—ideal for hobbies, an office, or extra storage. There is an ADA chairlift available as well. Garage & Outdoor Features: Oversized 572 sq. ft. garage for vehicles and storage. Large 324 sq. ft. workshop attached to the garage. Fenced side yard for pets and outdoor enjoyment. Don't miss out on this incredible opportunity! This property has lake access rights to Otter Cove on Mercer Lake where you can find a community picnic area, boat launch ramp, a restroom, places to store your lake items, parking and community dock. The dues are $75 annually. Schedule your own viewing today, this home has so much to offer!

ⓘ 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: $3,799 · $317/mo
• Projected year-2 tax: $4,695 · $391/mo
• Expected delta: +$896/yr (+$75/mo · 23.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥81°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,387
• − Mortgage interest: −$27,112
• − Property taxes: −$3,799
• − Insurance: −$2,420
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$252
• − Depreciation: −$14,080
• Taxable loss: −$28,017
• Est. tax savings @ 24.0%: +$6,724
• After-tax cash flow: $-11,729/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: Siuslaw SD 97J
• NCES district ID: 4105100
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $36,892
• Composite: 36.82/100
• National rank: #9169
• State rank: #106 of 183 in OR

Livability — Heceta Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,643

Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.79%
• Current HPI: 717.84
• 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

-11.8% since first listed

5 events — show timeline

• 2025-10-03 Price Changed $484,000 RMLS
• 2025-06-27 Relisted — RMLS
• 2025-06-17 Price Changed $534,000 RMLS
• 2025-05-01 Price Changed $544,000 RMLS
• 2025-02-03 Listed $549,000 RMLS

Property tax history

+2.1%/yr

Latest (2025): $3,799 · +3.2% YoY. Source: county tax records.