35390 Brooten Rd · Pacific City, OR 97135

$700,000

8 bd · 4.0 ba · 3,784 sqft · MultiFamily · 71 Days on market

Built 2003 Good condition 0.25 ac lot

---

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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.4/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Well-maintained 4-unit multifamily property with coastal views, boat launch and beach access nearby! Two buildings featuring (2) 3BD/1BA units (1,056 sq ft) and (2) 2BD/1BA units (836 sq ft), totaling 3,784 sq ft. All units updated with new kitchens, bathrooms, and W/D hookups. Includes 2 carport spaces, 6 total parking, and 2 storage sheds. Fully tenant-occupied with excellent payment history—3 month-to-month, 1 lease. Strong investment opportunity!

Key facts

• Water views
• W d hookups
• Updated bathrooms

Tags

• WATER VIEWS
• BEACH ACCESS
• UPDATED KITCHENS
• UPDATED BATHROOMS
• W D HOOKUPS
• CARPORT SPACES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $700k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $700k).
• Recommended offer: $658k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 1.9% in Pacific City — 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 67/100 on livability (#173 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment B, housing B; Watch: commute D+, health & safety D+, schools F.
• Nestucca Valley SD 101J (rural): math 33% / reading 50% proficiency, ranked #101 of 183 in OR (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 86 units permitted in Tillamook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($5k loan paydown + $5k appreciation (0.7% local appreciation)).
• Tillamook County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($658k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $658,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.45×
• Total profit: $87,909
• Equity at exit: $229,155

10-year hold

• IRR: 13.2%
• Equity multiple: 2.56×
• Total profit: $306,066
• Equity at exit: $297,078

Cash invested: $196,000 (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 97135

• Home prices YoY: 0.4%
• Active inventory: 113
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $8,326 medium
• Mortgage (P&I): −$3,671
• Tax est. 1.5%: −$875 /mo · $10,500/yr
• Insurance: −$292
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,748
• Net cashflow: $1,313

Break-even live

Break-even rent $6,663

Max offer price $700,000

Occupancy floor 79%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,328
Total (4 units)			$8,326

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $700,000 Active 71 DOM
2. 2026-06-17
   days on market $700,000 Active 70 DOM
3. 2026-06-16
   days on market $700,000 Active 69 DOM
4. 2026-06-15
   days on market $700,000 Active 68 DOM
5. 2026-06-13
   days on market $700,000 Active 66 DOM
6. 2026-06-12
   days on market $700,000 Active 65 DOM
7. 2026-06-09
   days on market $700,000 Active 62 DOM
8. 2026-06-08
   days on market $700,000 Active 61 DOM
9. 2026-06-08
   days on market $700,000 Active 60 DOM
10. 2026-06-07
    days on market $700,000 Active 59 DOM
11. 2026-06-04
    days on market $700,000 Active 56 DOM
12. 2026-06-02
    days on market $700,000 Active 55 DOM
13. 2026-06-01
    days on market $700,000 Active 54 DOM
14. 2026-05-31
    days on market $700,000 Active 53 DOM
15. 2026-04-08
    listed $700,000 Active 460-char remark

    Show marketing remark (460 chars)

    Well-maintained 4-unit multifamily property with coastal views, boat launch and beach access nearby! Two buildings featuring (2) 3BD/1BA units (1,056 sq ft) and (2) 2BD/1BA units (836 sq ft), totaling 3,784 sq ft. All units updated with new kitchens, bathrooms, and W/D hookups. Includes 2 carport spaces, 6 total parking, and 2 storage sheds. Fully tenant-occupied with excellent payment history—3 month-to-month, 1 lease. Strong investment opportunity!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥77°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $99,912
• − Mortgage interest: −$39,211
• − Property taxes: −$10,500
• − Insurance: −$8,618
• − Repairs & maintenance: −$7,993
• − Management: −$7,993
• − Depreciation: −$20,364
• Taxable income: $5,233
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $14,506/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 · 13 photos

Good 80/100 Cosmetic rehab

This 4-unit multifamily property is well-maintained and updated, with good condition and minimal repairs needed. The home is move-in ready and has strong investment potential.

Repairs flagged

• Minor Kitchen countertops — Visible wear on countertops, but not severe enough to require immediate replacement.
• Minor Bathroom fixtures — Visible wear on some fixtures, but not severe enough to require immediate replacement.
• Minor Exterior trim — Visible wear on trim, but not severe enough to require immediate replacement.
• Minor Exterior siding — Visible wear on siding, but not severe enough to require immediate replacement.
• Minor Exterior paint — Visible wear on paint, but not severe enough to require immediate replacement.
• Minor Exterior plants — Visible wear on some plants, but not severe enough to require immediate replacement.

Value-add opportunities

• Resale Paint exterior trim and siding — Fresh paint will enhance curb appeal and increase the home's resale value.
• Resale Replace worn kitchen countertops — Fresh countertops will improve the kitchen's appearance and functionality, increasing the home's resale value.
• Resale Replace worn bathroom fixtures — Fresh fixtures will improve the bathroom's appearance and functionality, increasing the home's resale value.
• Resale Replace worn exterior trim — Fresh trim will enhance curb appeal and increase the home's resale value.
• Resale Replace worn exterior siding — Fresh siding will enhance curb appeal and increase the home's resale value.
• Resale Replace worn exterior paint — Fresh paint will enhance curb appeal and increase the home's resale value.
• Resale Replace worn exterior plants — Fresh plants will enhance curb appeal and increase the home's resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Visible wear on countertops, but not severe enough to require immediate replacement.	Minor	$500–3,000
Bathroom fixtures · Visible wear on some fixtures, but not severe enough to require immediate replacement.	Minor	$500–3,000
Exterior trim · Visible wear on trim, but not severe enough to require immediate replacement.	Minor	$500–3,000
Exterior siding · Visible wear on siding, but not severe enough to require immediate replacement.	Minor	$500–3,000
Exterior paint · Visible wear on paint, but not severe enough to require immediate replacement.	Minor	$500–3,000
Exterior plants · Visible wear on some plants, but not severe enough to require immediate replacement.	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Resale Paint exterior trim and siding — Fresh paint will enhance curb appeal and increase the home's resale value. ↑
• Resale Replace worn kitchen countertops — Fresh countertops will improve the kitchen's appearance and functionality, increasing the home's resale value. ↑
• Resale Replace worn bathroom fixtures — Fresh fixtures will improve the bathroom's appearance and functionality, increasing the home's resale value. ↑
• Resale Replace worn exterior trim — Fresh trim will enhance curb appeal and increase the home's resale value. ↑
• Resale Replace worn exterior siding — Fresh siding will enhance curb appeal and increase the home's resale value. ↑
• Resale Replace worn exterior paint — Fresh paint will enhance curb appeal and increase the home's resale value. ↑
• Resale Replace worn exterior plants — Fresh plants will enhance curb appeal and increase the home's resale 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: Nestucca Valley SD 101J
• NCES district ID: 4108700
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $41,958
• Composite: 37.3/100
• National rank: #8956
• State rank: #101 of 183 in OR

Livability — Pacific City

• Score: 67/100
• State rank: #173
• US rank: #10340

Category grades

Amenities F Commute D+ Cost of living F Crime A+ Employment B Housing B Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pacific City, OR
• City population: 1,505
• Population (ZIP): 1,505

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 8% Italian 5% Romanian 5%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 0.73%
• Current HPI: 197.7747
• 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

1 event — show timeline

• 2026-04-08 Listed $700,000 RMLS