Underwrite Oceanside DSCR on This Labeled Year Only

Jacob Mishalanie
Aug 21
5 min read

Updated: 16 hours ago

Empty weathered Oceanside cottage exterior, no people

DSCR on this Oceanside extract starts at $34,813 on 97 listings. Do not mint a Neskowin year for the note. Keep Neskowin at $38,932 on 154 listings on its own line. That is a different town. Year over year is minus 2.1 percent. Visitor spend is not debt service. What a lender packet should carry is this year, this hall, this sample size, a vacancy haircut that names February, and a refusal to mix Neskowin into the note.

Typical listings earned about $34,813 last year from 97 active rentals, AirROI trailing twelve months from August 2025 through July 2026. The extract is filed as Netarts. The average night was $272. Occupancy was 41.8 percent. Revenue per available night was $120. Active supply moved -8.5 percent.

Oceanside's strongest months on this sample are August, June, and September, with August usually busiest. Soft months still need their own rate plan. Underwrite DSCR on about $34,813 on 97 listings for August 2025 through July 2026, not a blended coast average.

DSCR Starts on $34,813

DSCR starts on $34,813. Supply moved -8.5 percent. Those figures are the underwriting year. This page does not invent a purchase price or a coverage ratio.

Cite about $34,813 on 97 listings, August 2025 through July 2026 as this town's host year. Year over year is minus 2. Do not mint Neskowin at $38,932 on 154 listings as this note. Read more in Oceanside vs Neskowin Desks and Oceanside vs Neskowin.

Do not put the other town's revenue on this loan

Neskowin published $38,932 on 154 listings. A lender who wants the other town's rent roll is asking you to mix towns. Refuse. Refuse a Neskowin rent roll.

Two halls and two years do not share a listing tile. Read more in Oceanside vs Neskowin and Oceanside STR Report 2026.

Two towns mean two deeds and two permit files

The hall sits with the deed. A dedicated Oceanside STR permit fee was not confirmed on a primary town page this pass. License questions travel with a new town deed.

Read more in Oceanside STR Report 2026 and Market an Oceanside Stay.

Year-over-year change on this sample

That is one year on a 97-listing sample. Do not turn the year into a corridor story. Watch the sample. February is still the slowest month. Write the house that exists into the packet. Stay is 3.2 nights on this sample.

Read more in Market an Oceanside Stay and Oceanside STR Rules.

Visitor spending is not the same as debt service

Oceanside Beach, Three Arch Rocks, Cape Meares, and Netarts Bay are why guests drive. They are not PITI. They are not insurance. File tourism as demand. Cite about $34,813 as the year.

A named walk and visitor traffic are demand, not that file. Read more in Oceanside STR Rules and Oceanside Shoulder.

47 30-Plus Settings Are Not Filled February

47 30-plus settings are not filled February. 47 listings, 48.5 percent, set a 30-night minimum. Stay on this market sample is still 3.2 nights. Lead is 76 days. A 30-night setting is not filled February.

August is the busiest on this market sample. February is the hole. Price it as the hole. Stay is 3.2 nights, booked about 76 days ahead. That window is not occupancy. Read more in Oceanside Shoulder and Oceanside Remote Stays.

Average stay length on this sample

Professionally managed share is 47.4 percent. Monica holds 22 listings. Superhost share is 55.7 percent.

Read more in Oceanside Remote Stays and DIY vs Hire in Oceanside.

What a Lender Packet Should Carry

Leave out unverified a later coastal year.

Read more in DIY vs Hire in Oceanside and Who Books an Oceanside Rental.

Read Oceanside STR Report 2026 and Market an Oceanside Stay before you mix the towns.

Frequently Asked Questions

What revenue figure should anchor an Oceanside, Oregon DSCR file?

$34,813 in typical annual revenue across 97 active listings, per AirROI's trailing twelve months from August 2025 through July 2026. The same extract shows an average nightly rate of $272, occupancy of 41.8 percent, and revenue per available night of $120. The extract is filed under Netarts.

Why shouldn't a lender substitute Neskowin's numbers for Oceanside's?

Neskowin published $38,932 across 154 listings - a larger sample in a different town. If a lender or broker asks for the neighboring market's rent roll to strengthen an Oceanside file, that mixes two separate towns' data rather than underwriting the actual property.

Does an Oceanside deed carry its own confirmed short-term rental permit fee?

Not as a single confirmed figure on a primary town page as of this pass. Permit and license questions travel with the specific deed, not the town name in general, so confirm current requirements directly with the county office before any numbers go into a loan package.

How much did this market change year over year, and what does that mean for underwriting?

The 97-listing sample moved minus 2.1 percent year over year, with active supply down 8.5 percent over the same period. That's one year of data, not evidence of a multi-year trend, and February remains the sample's slowest month regardless of the yearly swing.

Do local attractions like Cape Meares or Netarts Bay factor into a DSCR loan?

No. Oceanside Beach, Three Arch Rocks, Cape Meares, and Netarts Bay explain why guests choose this stretch of coast, but they don't appear on a debt-service worksheet - they're demand drivers, not PITI or insurance line items. The $34,813 figure is what belongs in the underwriting year.

Does the 30-night minimum used by some listings affect these numbers?

It's already reflected in them. Of the 97 listings, 47 (48.5 percent) set a 30-night minimum, yet the sample's average stay is still 3.2 nights with a 76-day lead time - the minimum-stay listings don't dominate actual bookings, and a long-stay setting shouldn't be read as filled winter occupancy.

What does the host mix look like in this Oceanside sample?

Superhosts hold 55.7 percent of the market and professionally managed listings hold 47.4 percent, with one manager, Monica, holding 22 listings on her own. That describes who currently operates in the sample; it doesn't change the underlying revenue figures a lender should use.

What should actually go into a lender packet for this market?

This year's figures, the correct permitting desk, the 97-listing sample size, and a vacancy assumption that accounts for February softness. Don't extend the numbers into a future coastal trend that hasn't happened yet, and don't substitute Neskowin's rent roll for Oceanside's own data.

Work with Crest & Cove Creative

An Oceanside listing priced off Neskowin's stronger $38,932 average oversells a market that actually cleared $34,813 across 97 listings, with August, June, and September carrying the real demand. That gap shows up once guests compare rates to what they get.

We help Oceanside hosts build listing copy and a rate plan around this town's own performance and peak months instead of a neighboring beach town's higher figure. Matching pricing to the actual market keeps expectations realistic and reviews strong.

Reach out at crestcove.co or (256) 998-7502.