Real Estate Investing in Neskowin, Oregon (97149)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97149 (Neskowin, OR)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 80.6% of homes vacant — above national norms.
- Declining values: -0.4% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 5.3% in the last year.
- Higher unemployment: 9.0% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Neskowin, OR (97149)?
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Market Analysis: 97149 Neskowin
Not every below-median market is a bargain. Neskowin's 97149 ZIP registers signals that favor experienced operators who can absorb the risk $597K pricing implies.
The 97149 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within OR, ZIP 97149 trails on several market indicators that neighboring Tillamook County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Employment concentration in 97149 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 97149 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Neskowin:
Property Strategy for 97149
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $567,050 | $1,540 | 2.0% | +4.8% | $283,525 |
| 3BR | $718,707 | $2,140 | 2.1% | +5.8% | $239,569 |
| 4BR | $899,024 | $2,390 | 1.9% | +5.2% | $224,756 |
Market Trends
Home Value History (with trend line)
📊 How Does 97149 Compare?
| Metric | 97149 | Neskowin | Oregon |
|---|---|---|---|
| Home Value | $596,577 | $596,577 | $493,884 |
| 5-Year CAGR | N/A | N/A | 4.9% |
| Avg Rent | $1,386 | $1,386 | - |
| Cap Rate | 1.8% | 1.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97149 (Neskowin, OR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $596,577 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 35.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 1.4% |
📈 Home Appreciation
| 1-Year | -5.3% ▼ |
| 3-Year CAGR | -4.3% ▼ |
| 5-Year CAGR | -0.4% ▼ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 97149
Population: 679
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
What is the best play in Neskowin, OR?
For Neskowin, OR, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How much do tenants pay in Neskowin, OR?
Expect rents around $1,386/mo per month in Neskowin, OR. With home values at $597K, the yield math works out to reasonable levels for rental investors.
How much should I expect to pay for a home in Neskowin, OR?
Expect median prices around $597K in Neskowin, OR. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Is the tenant base reliable in Neskowin, OR?
The renter base in Neskowin, OR is reasonable for the $1,386/mo price point. Screening well and pricing to market typically yields reliable tenants.
How tight is the rental market in Neskowin, OR?
Vacancy risk in Neskowin, OR is elevated. That supports steady cash flow for typical rental holds.
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