634 South Beach Rd · Point Roberts, WA 98281

$159,900

2 bd · 1.0 ba · 873 sqft · SingleFamily public records · 5 Days on market

Built 1963 5,227 sqft lot Est $300k · 47% under

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic fixer upper opportunity! Great South Beach location. Perfect floor plan with separated bedrooms and a good amount of square footage. Home needs extensive renovating and updating but will reward the new owner with instant equity! Unheard of price for a home in this location! Original fir plank flooring will look amazing once refinished. Large living room and kitchen. Cozy brick fireplace. Additional opportunity to create vaulted ceilings with some old time beams in the attic.

Key facts

• Cozy brick fireplace
• South beach location
• 5,227 sq ft lot

Tags

• SOUTH BEACH LOCATION
• ORIGINAL FIR PLANK FLOORING
• COZY BRICK FIREPLACE
• VAULTED CEILINGS OPPORTUNITY

Property features AI

Finance

• Other: Zoning: RR2
• Financial info: Accepts cash and rehab loan

Exterior

• Parking: Off-street parking
• Utilities: Private water (Point Roberts); Septic tank sewer; Electric power (PSE); Energy from electric and wood; Electric water heater located in closet
• Home design: Single-family house; One story; Main entry; Faces west
• Construction: Built on lot; Standard frame construction; Wood construction materials; Composition roof; Pillar/Post/Pier foundation; Built in 1 story
• Exterior features: Wood exterior; Level topography; Has view; Beach rights with deeded access

Interior

• Bedrooms: 1 bedroom (main level)
• Flooring: Softwood; Vinyl
• Bathrooms: 1 full bathroom with bathtub and shower (main level)
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Fireplace; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.0% vs local median 2.4% in Point Roberts — 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 65/100 on livability (#346 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+; Watch: health & safety D, amenities F, commute F.
• Blaine School District (town): math 49% / reading 55% proficiency, ranked #120 of 291 in WA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blaine Elementary School (463 students, 54% FRL); Blaine Middle School (459 students, 54% FRL); Blaine High School (609 students, 46% FRL) — zoned schools average 51% FRL vs 33% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,190 units permitted in Whatcom County in 2024 (327 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 $5k of value loss. Plan a longer hold.
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1963 — 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 D-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: 1.09% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $300,312
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 South Beach Rd	0.03mi	2/1.0	880 (+1%)	12mo	$149,900	$170	87
1938 Ash Ave	0.08mi	2/1.0	880 (+1%)	20mo	$300,000	$341	78
636 Bells Grv	0.13mi	2/1.5	850 (-3%)	15mo	$292,000	$344	75
684 Mallard Ln	0.15mi	2/1.0	794 (-9%)	14mo	$338,250	$426	67
657 Mallard Ln	0.13mi	3/1.0 (+1)	812 (-7%)	16mo	$350,000	$431	64

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,690
• Equity at exit: $23,842

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $27,482
• Equity at exit: $13,825

Cash invested: $44,772 (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 98281

• Home prices YoY: -13.5%
• Active inventory: 77
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $365

Break-even live

Break-even rent $1,288

Max offer price $159,900

Occupancy floor 74%

Sensitivity live

Price	-10% $456	-5% $410	+0% $365	+5% $320	+10% $275
Rent	-10% $227	-5% $296	+0% $365	+5% $434	+10% $503
Rate	-1.0pp $446	-0.5pp $406	base $365	+0.5pp $324	+1.0pp $281

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1872 Anderson St Point Roberts, WA	1.0	1.0	850	$1,750	$2.06	45d	1	0.50mi

Listing history 7 events

1. 2026-05-12
   listed $159,900 Active
2. 2023-10-17
   soldstatus $115,000 Closed
3. 2023-10-05
   status Pending
4. 2023-09-29
   listed $129,000 Active
5. 2023-08-04
   soldstatus $100,000 Closed
6. 2023-07-13
   status Pending
7. 2023-06-08
   listed $115,000 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: $1,348 · $112/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: +$219/yr (+$18/mo · 16.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$8,957
• − Property taxes: −$1,348
• − Insurance: −$800
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,652
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,928/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: Blaine School District
• NCES district ID: 5300570
• Math proficiency: 49% ▼ -1.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $57,085
• Composite: 47.05/100
• National rank: #5128
• State rank: #120 of 291 in WA

Livability — Point Roberts

• Score: 65/100
• State rank: #346
• US rank: #13144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Point Roberts, WA
• City population: 1,275
• Population (ZIP): 1,275

Population outlook (Whatcom County) Hauer SSP2

• Today (2025): 240,408 people
• By 2030: 254,667 · +5.9%
• By 2040: 281,365 · +17.0%
• By 2050: 307,592 · +27.9%
• By 2075: 375,576 · +56.2%
• By 2100: 421,637 · +75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Asian 8% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: German 9% Lithuanian 7% Slovak 6%
• Foreign-born: 39% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Chinese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Whatcom

• 2024 margin: Strong D (+24.9) · D 60.8% · R 35.9% · Other 3.3%
• 2008→2024 swing: +6.9pp toward D · 2008: 18.0pp · 2024: 24.9pp
• All cycles: 2024: D+24.9 2020: D+23.9 2016: D+17.7 2012: D+12.1 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.56%
• Current HPI: 279.8916
• 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

+39.0% since first listed

7 events — show timeline

• 2026-05-12 Listed $159,900 NWMLS as Distributed by MLS Grid
• 2023-10-17 Sold (MLS) $115,000 NWMLS as Distributed by MLS Grid
• 2023-10-05 Pending — NWMLS as Distributed by MLS Grid
• 2023-09-29 Listed $129,000 NWMLS as Distributed by MLS Grid
• 2023-08-04 Sold (MLS) $100,000 NWMLS as Distributed by MLS Grid
• 2023-07-13 Pending — NWMLS as Distributed by MLS Grid
• 2023-06-08 Listed $115,000 NWMLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2026): $1,348 · +0.8% YoY. Source: county tax records.