USDV Capital
Oceana County real estate

Oceana County

Active LendingOpportunity Zone

Oceana County, Oceana County

Median Home Value

$236,704

+4.5%

Est. Cap Rate

2.5%

Based on rent yield × 65%

Vacancy Rate

34.5%

85% owner-occupied

Population

27K

Median income: $63,624

D
31/100Caution

Investment Score — Oceana County

Composite score based on cap rate, rent yield, affordability, occupancy, and appreciation

Cap Rate2.5%
Rent Yield3.9%
Affordability$236,704
Occupancy65.5%
Appreciation4.5%

Oceana County Investment Analysis

Oceana County (population 27K) offers median home values of $236,704 — positioning it as an affordable entry point for investors. The 2.5% cap rate positions Oceana County as a premium appreciation market where equity growth drives returns. Strong 4.5% year-over-year appreciation signals continued demand — act before prices climb further. As your Real Estate CFO, we recommend exploring bridge financing for repositioning in Oceana County. Get pre-qualified for $150K–$10M in financing — term sheet in 48 hours.

Market Profile
Avg: 41/100
Cash Flow2.5% cap
Appreciation4.5% YoY
Affordability$237K
Occupancy65.5% occ.
Rent Yield3.9%
Employment99.9%
Price vs. Rent Analysis
Price-to-Rent Ratio25.7x
Cash FlowBalancedAppreciation

Appreciation-driven market — growth potential offsets thinner cash flow

Median Home Value

Zillow ZHVI

$236,704
Median Monthly Rent

Zillow ZORI

$768
Annual Rent
$9,216
Gross Rent Yield

Annual rent ÷ home value

3.9%

Market Details

Housing Stock

16K units

Single-family: 12K

Multifamily: 736 (4.7%)

Investment Metrics

Gross Yield 3.9%

Cap Rate 2.5%

Price-to-Rent 25.7 (Favors renting)

Property Tax $1,916/yr

Demographics

Median Income $63,624

Median Age 43.9

Employment 99.9%

Home Value Trends

1-Year Appreciation +4.5%

3-Year Appreciation +6.7%

5-Year Appreciation +32.1%

Rental Market

$768/mo

Renter population: 14.9%

Lending Status

Active Lending

$150K – $10M · Business purpose

Data sources: U.S. Census Bureau ACS 2023 5-Year Estimates · Zillow Home Value Index (Feb 2026) · USDV Capital analysis

Community Snapshot
Population27K

50/sq mi

Median Income$63,624

$31,577 per capita

Employment99.9%

5.7% unemployment

Occupancy65.5%

14.9% renters

College Educated21.0%
Median Age: 43.916K Housing UnitsMedian Built: 1978

Partial Opportunity Zone

Select census tracts in this area are federally designated

Investors in Oceana County may qualify for significant tax advantages under the Opportunity Zones program (IRC §1400Z-2).

Tax Deferral

Defer capital gains taxes by reinvesting into Qualified Opportunity Funds

Step-Up in Basis

10% exclusion on deferred gains after 5 years of holding

Tax-Free Growth

Zero capital gains on QOF appreciation if held 10+ years

Consult a qualified tax advisor to determine eligibility. Opportunity Zone designations are subject to change. USDV Capital finances projects in designated Opportunity Zones — speak with an advisor to explore QOF-eligible structures.

Investment Strategy Assessment

How Oceana County performs for each investment strategy

DSCR Rental

Challenging

Oceana County's 2.5% cap rate suggests an appreciation-focused market. Consider value-add strategies to improve cash flow.

  • Up to 85% LTV
  • No income verification
  • 5-30 year terms

Fix & Flip

Higher Risk

Vacancy at 34.5% — factor in longer hold times when modeling your flip ROI in Oceana County.

  • Up to 90% of purchase + rehab
  • 6-18 month terms
  • Draw schedule for rehab

Bridge / Value-Add

Strong Match

Bridge financing works in any market condition. Use it for acquisitions, refinances, or transitional properties in Oceana County while you stabilize or reposition.

  • Up to 80% LTV
  • 12-24 month terms
  • Interest-only payments

Top Cities in Oceana County

8 cities by population

CityHome Value
ShelbyOceana County$232,411View →
HartOceana County$202,220View →
HesperiaOceana County$187,663View →
PentwaterOceana County$357,500View →
New EraOceana County$232,222View →
RothburyOceana County$205,122View →
WalkervilleOceana County$168,234View →
MearsOceana County$310,206View →
Investment Calculator

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Property Details

$236,704
$100K$2M
25% ($59,176)
15%50%
7.50%
6%10%
$768

Investment Projection

Monthly Cash Flow

-$769

Cash-on-Cash

-15.6%

DSCR Ratio

0.62

Annual Cash Flow

-$9,230

Monthly P&I: $1,241 | Est. Expenses: $296

Get Your Full Analysis

Receive a detailed PDF with 5-year projections, tax implications, and financing scenarios.

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Oceana County Investment Report

Comprehensive county market analysis

+12.4%
$485K
8.2%
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Free Investment Report

Get the Complete Oceana County Market Analysis

Make data-driven investment decisions with our comprehensive county report, including pricing trends, rental yields, and DSCR loan scenarios.

  • Complete market data & demographics
  • 5-year price appreciation trends
  • Rental yield analysis by property type
  • Investment opportunity score
  • Comparable market benchmarks
  • DSCR loan scenario modeling

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Exclusive Guide

Top 10 Cities in Oceana County for DSCR Investment

Our data team analyzed every citie in Oceana County to find the best opportunities for cash-flowing DSCR investments.

Ranked by investment potential score
Includes median prices & rental yields
5-year appreciation forecasts

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Top 10 Cities

Oceana County | DSCR Investment

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+ 7 more cities
Financing Comparison

Compare Your Financing Options for Oceana County

Not all investment loans are created equal. See how DSCR loans stack up against traditional financing.

Recommended

DSCR Loan

USDV Capital

No income verification
Close in 28 days
Self-employed friendly
Multiple properties allowed
Rates from 6.5%
Rate

6.5% - 8.5%

Max LTV

Up to 80%

Conventional Loan

Traditional Banks

No income verification
Close in 28 days
Self-employed friendly
Multiple properties allowed
Best rates available
Rate

6.0% - 7.5%

Max LTV

Up to 80%

Hard Money

Private Lenders

No income verification
Close in 28 days
Self-employed friendly
Long-term hold
Competitive rates
Rate

10% - 15%

Max LTV

Up to 70%

Get the Complete Financing Guide

Download our comprehensive guide covering DSCR loans, conventional financing, hard money, bridge loans, and more. Includes rate comparisons, qualification requirements, and scenario-based recommendations.

  • 20+ page PDF guide
  • Rate comparison charts
  • Qualification checklists

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Your Real Estate CFO

We don't work for one lender — we work for you. As your Real Estate CFO, we shop the full institutional market to structure the best capital solution for your Oceana County deal. Close in 28 days or we pay you $1,000.

$1.3B+

Transactions Advised

42

States Active

28 Days

Or $1,000 Guarantee

Get Pre-Qualified Schedule a Consultation

Flexible Financing for Every Deal

All products below are eligible for our 28-day close guarantee.

Bridge Loans

Bridge Loans

Short-term financing for acquisitions, refinancing, or repositioning

  • 12-24 month terms
  • Up to 80% LTV
  • Interest-only payments
  • Flexible prepayment
Get Pre-Qualified
Fix & Flip

Fix & Flip

Fast funding for property renovation and resale

  • 6-18 month terms
  • Up to 90% of purchase + rehab
  • Fast closings
  • Interest-only payments
Get Pre-Qualified
Ground-Up Construction

Ground-Up Construction

Financing for new development projects from land to completion

  • 12-36 month terms
  • Up to 90% of costs
  • Progress-based draws
  • Interest-only payments
Get Pre-Qualified
DSCR Rental

DSCR Rental

Long-term financing for single-family rentals and portfolio acquisitions

  • 5-30 year terms
  • Up to 85% LTV
  • Portfolio options
  • No personal income docs
Get Pre-Qualified

Larger Deals

Multifamily & Build-to-Rent

For multifamily and build-to-rent community financing up to $50M, we work directly with institutional capital partners on custom terms. These deals require a consultation — not a form.

Multifamily
Up to $50M

Multifamily

Permanent and bridge financing for apartment buildings and complexes — 5 units and up.

  • Up to $50M
  • 5–30 year terms
  • Up to 80% LTV
  • Bridge and permanent options
  • Interest-only available
Schedule a Consultation
Build-to-Rent Communities
Up to $50M

Build-to-Rent Communities

Institutional financing for single-family rental community developments from land to stabilization.

  • Up to $50M
  • Construction through permanent
  • Community-scale underwriting
  • Progress-based draw schedule
  • Custom closing timeline
Schedule a Consultation

Looking for 1-4 unit investment properties? Check out our standard lending products for DSCR, fix & flip, and bridge loans.

Your Real Estate CFO

We structure, source, and close financing for your investment properties. Let us help you capitalize on Oceana County opportunities.

48-Hour

Term Sheet

$150K-$10M

Loan Range

28-Day

Close Guarantee

$1,000 GUARANTEE

If we can't close in 28 days, we pay you $1,000

Get Pre-Qualified NowSchedule a Consultation