1220 232nd Ln W · Ocean Park, WA 98640

$210,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 27 Days on market

Built 1978 6,098 sqft lot Est $195k · 8% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +3.8/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WEST SIDE ONE STORY 3 Parcels from the deeded beach path! Come take a look at this impeccable move in ready fully furnished 2 Bedroom 2 Bath 960 SF Home with attached carport all for under $100,000. Perfect beach getaway or FT residence. Pride of ownership with newer roof, hot water tank, refrigerator, dishwasher & power box. Outside enjoy a sunny deck, fire pit, and a multi purpose "Hoopy House" outbuilding. Room for RV. DON'T DELAY!!

Key facts

• Cozy firepit
• Steps from the beach
• Covered hot tub

Tags

• PRIVATE BEACH GETAWAY
• FULLY FENCED OUTDOOR SPACE
• COVERED HOT TUB
• COZY FIREPIT
• SEPARATE RECREATION AREA
• STEPS FROM THE BEACH

Property features AI

Finance

• Financial info: Listing terms: Cash

Exterior

• Parking: Attached carport (1 covered space, 1 uncovered space)
• Security: Fully fenced
• Utilities: Public water; Septic tank sewer; Electric and wood energy sources; Water heater in closet (electric); Power service by PUD #2; Internet service: Spectrum
• Home design: Manufactured home (double wide); Manufactured on land; One story; Main entry; Faces west; Has view; Good condition
• Construction: Metal/vinyl siding; Composition roof; Tie-down foundation; Effective year built 1978 (manufactured house)
• Exterior features: Deck; Fully fenced yard; Outbuildings; Hot tub / spa; Level topography; Dead-end street lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove / Range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms (both on the main level); 2 bathtubs
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Fireplace (wood burning); Hot tub / spa; Water heater (electric)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $211k.

Deal economics

• At list price, monthly cash flow is $984 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $211k).
• Recommended offer: $208k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.2% in Ocean Park — 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 72/100 on livability (#216 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, employment D+, amenities F.
• Ocean Beach School District (rural): math 34% / reading 50% proficiency, ranked #212 of 291 in WA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ocean Park Elementary (196 students, 76% FRL); Ilwaco High School (296 students, 64% FRL).
• Market conditions: 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 90 units permitted in Pacific County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Pacific County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $211k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,736 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $194,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 222nd Pl	0.66mi	2/1.0	924 (+10%)	14mo	$214,000	$232	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.1%
• Equity multiple: 1.48×
• Total profit: $28,444
• Equity at exit: $31,446

10-year hold

• IRR: 21.1%
• Equity multiple: 2.78×
• Total profit: $105,265
• Equity at exit: $18,235

Cash invested: $59,052 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98640

• Home prices YoY: -26.7%
• Active inventory: 311
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,106
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $984

Break-even live

Break-even rent $1,655

Max offer price $210,900

Occupancy floor 61%

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: $52,725
• Closing costs: $6,327
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24904 J Pl Ocean Park, WA	2.0	1.0	900	$2,900	$3.22	43d	1	0.92mi

Listing history 23 events

1. 2026-06-18
   days on market $210,900 Active 27 DOM
2. 2026-06-17
   days on market $210,900 Active 26 DOM
3. 2026-06-16
   days on market $210,900 Active 25 DOM
4. 2026-06-15
   days on market $210,900 Active 24 DOM
5. 2026-06-15
   days on market $210,900 Active 23 DOM
6. 2026-06-13
   days on market $210,900 Active 22 DOM
7. 2026-06-12
   days on market $210,900 Active 21 DOM
8. 2026-06-09
   days on market $210,900 Active 18 DOM
9. 2026-06-08
   days on market $210,900 Active 17 DOM
10. 2026-06-08
    days on market $210,900 Active 16 DOM
11. 2026-06-07
    days on market $210,900 Active 15 DOM
12. 2026-06-03
    days on market $210,900 Active 12 DOM
13. 2026-06-02
    days on market $210,900 Active 11 DOM
14. 2026-06-01
    days on market $210,900 Active 10 DOM
15. 2026-05-31
    days on market $210,900 Active 9 DOM
16. 2026-05-22
    listed $210,900 Active
17. 2016-07-20
    soldstatus $89,500 Sold 453-char remark

    Show marketing remark (453 chars)

    WEST SIDE ONE STORY 3 Parcels from the deeded beach path! Come take a look at this impeccable move in ready fully furnished 2 Bedroom 2 Bath 960 SF Home with attached carport all for under $100,000. Perfect beach getaway or FT residence. Pride of ownership with newer roof, hot water tank, refrigerator, dishwasher & power box. Outside enjoy a sunny deck, fire pit, and a multi purpose "Hoopy House" outbuilding. Room for RV. DON'T DELAY!!

18. 2016-07-20
    soldstatus $89,500 Sold

    Show marketing remark (453 chars)

    WEST SIDE ONE STORY 3 Parcels from the deeded beach path! Come take a look at this impeccable move in ready fully furnished 2 Bedroom 2 Bath 960 SF Home with attached carport all for under $100,000. Perfect beach getaway or FT residence. Pride of ownership with newer roof, hot water tank, refrigerator, dishwasher & power box. Outside enjoy a sunny deck, fire pit, and a multi purpose "Hoopy House" outbuilding. Room for RV. DON'T DELAY!!

19. 2016-07-20
    soldstatus $89,500

    Show marketing remark (453 chars)

    WEST SIDE ONE STORY 3 Parcels from the deeded beach path! Come take a look at this impeccable move in ready fully furnished 2 Bedroom 2 Bath 960 SF Home with attached carport all for under $100,000. Perfect beach getaway or FT residence. Pride of ownership with newer roof, hot water tank, refrigerator, dishwasher & power box. Outside enjoy a sunny deck, fire pit, and a multi purpose "Hoopy House" outbuilding. Room for RV. DON'T DELAY!!

20. 2016-06-25
    status Pending

    Show marketing remark (453 chars)

    WEST SIDE ONE STORY 3 Parcels from the deeded beach path! Come take a look at this impeccable move in ready fully furnished 2 Bedroom 2 Bath 960 SF Home with attached carport all for under $100,000. Perfect beach getaway or FT residence. Pride of ownership with newer roof, hot water tank, refrigerator, dishwasher & power box. Outside enjoy a sunny deck, fire pit, and a multi purpose "Hoopy House" outbuilding. Room for RV. DON'T DELAY!!

21. 2016-06-25
    status Pending 453-char remark

    Show marketing remark (453 chars)

    WEST SIDE ONE STORY 3 Parcels from the deeded beach path! Come take a look at this impeccable move in ready fully furnished 2 Bedroom 2 Bath 960 SF Home with attached carport all for under $100,000. Perfect beach getaway or FT residence. Pride of ownership with newer roof, hot water tank, refrigerator, dishwasher & power box. Outside enjoy a sunny deck, fire pit, and a multi purpose "Hoopy House" outbuilding. Room for RV. DON'T DELAY!!

22. 2016-06-16
    listed $94,900 Active 453-char remark

    Show marketing remark (453 chars)

    WEST SIDE ONE STORY 3 Parcels from the deeded beach path! Come take a look at this impeccable move in ready fully furnished 2 Bedroom 2 Bath 960 SF Home with attached carport all for under $100,000. Perfect beach getaway or FT residence. Pride of ownership with newer roof, hot water tank, refrigerator, dishwasher & power box. Outside enjoy a sunny deck, fire pit, and a multi purpose "Hoopy House" outbuilding. Room for RV. DON'T DELAY!!

23. 2016-06-15
    listed $94,900 Active

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

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $1,358 · $113/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$708/yr (+$59/mo · 52.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥74°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,800
• − Mortgage interest: −$11,814
• − Property taxes: −$1,358
• − Insurance: −$1,054
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$6,135
• Taxable income: $8,870
• Est. tax owed @ 24.0%: −$2,129
• After-tax cash flow: $9,678/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: Ocean Beach School District
• NCES district ID: 5306060
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $38,549
• Composite: 37.37/100
• National rank: #8929
• State rank: #212 of 291 in WA

Livability — Ocean Park

• Score: 72/100
• State rank: #216
• US rank: #6161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,107

Population outlook (Pacific County) Hauer SSP2

• Today (2025): 20,636 people
• By 2030: 20,137 · -2.4%
• By 2040: 19,041 · -7.7%
• By 2050: 18,504 · -10.3%
• By 2075: 17,403 · -15.7%
• By 2100: 16,241 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Pacific

• 2024 margin: Toss-up / Even · D 48.1% · R 49.4% · Other 2.4%
• 2008→2024 swing: -15.4pp toward R · 2008: 14.1pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: R+1.1 2016: R+6.9 2012: D+11.4 2008: D+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.15%
• Current HPI: 222.8758
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+122.2% since first listed

8 events — show timeline

• 2026-05-22 Listed $210,900 NWMLS as Distributed by MLS Grid
• 2016-07-20 Sold (Public Records) $89,500 Public Records
• 2016-07-20 Sold (MLS) $89,500 NWMLS as Distributed by MLS Grid
• 2016-07-20 Sold (MLS) $89,500 RMLS
• 2016-06-25 Pending — NWMLS as Distributed by MLS Grid
• 2016-06-25 Pending — RMLS
• 2016-06-16 Listed $94,900 RMLS
• 2016-06-15 Listed $94,900 NWMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2026): $1,358 · -11.3% YoY. Source: county tax records.