3245 Almira Dr · Bremerton, WA 98310

$319,000

3 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 2 Days on market

Built 1965 8,276 sqft lot Est $395k · 19% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Livability +4.3/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits: Olympic Mt views on a quiet residential street surrounded by great neighbors! Rare unobstructed views! With over 2200+ square feet, 3+ bedrooms and 2 baths, this property offers the space & upside investors are looking for. Hardwood floors add character and provide a solid starting point for renovation. The home needs remodeling and is being sold as-is, making it an excellent candidate for a fix-and-flip, rental investment, or value-add project. Bring your vision and unlock the potential of this generously sized home in a desirable location. Properties with this combination of square footage, views, and upside don't come along often. Cash only, this property won't

Key facts

• Olympic mt views
• Desirable location
• Unobstructed views

Tags

• OLYMPIC MT VIEWS
• QUIET RESIDENTIAL STREET
• HARDWOOD FLOORS
• UNOBSTRUCTED VIEWS
• GENEROUSLY SIZED HOME
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Lot includes alley and paved access; Garden space; Lot approx. 0.19 acres; Site features recorded from public records
• Financial info: Listing terms: Cash

Exterior

• Parking: Attached carport (1 covered space)
• Security: Partially fenced
• Utilities: Electric energy source; Public water; Sewer connected; PSE power
• Home design: Single-family residence; One story with basement; Main entry; Has a view
• Construction: Built in 1980 (effective year); Wood construction; Composition roof; Partially finished basement
• Exterior features: Deck; Partially fenced yard; Outbuildings; High-speed internet available; Wood exterior (see remarks)

Interior

• Kitchen: Stove/Range
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (1 on main level, 1 on lower level); 2 bathtubs, 2 showers
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Dining room; Fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-506 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (36.3% below list).
• Recommended offer: $203k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in Bremerton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 86/100 on livability (#22 in WA, #431 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Bremerton School District (urban): math 36% / reading 51% proficiency, ranked #194 of 291 in WA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: View Ridge Elementary Arts Academy (398 students, 68% FRL); Mountain View Middle School (844 students, 71% FRL); Bremerton High School (1,221 students, 66% FRL).
• Market conditions: Rents flat; 97 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Kitsap County in 2024 (302 in 5+ unit buildings).
• This rent runs 32% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Kitsap County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $203,348 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.80%
• DSCR: 0.70
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $394,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 E 31st St	0.35mi	3/1.0	1,030 (-8%)	5mo	$375,000	$364	64
1104 Walnut St	0.50mi	3/1.0	1,176 (+5%)	4mo	$385,550	$328	63
3221 Solie Ave	0.39mi	3/1.0	1,010 (-10%)	6mo	$430,000	$426	58
2098 NE Sunrise Dr	0.39mi	2/1.0 (-1)	1,222 (+9%)	1mo	$375,420	$307	58
2604 Strassburg St NE	0.69mi	3/1.0	1,125 (+1%)	8mo	$377,000	$335	58
944 E 30th St	0.47mi	3/1.0	1,033 (-8%)	8mo	$395,000	$382	57
534 Juniper St	0.73mi	3/1.0	1,070 (-4%)	3mo	$405,000	$379	54
4114 Bledsoe Ave	0.65mi	3/1.0	1,225 (+10%)	1mo	$432,000	$353	51
944 E 31st St	0.44mi	3/1.0	962 (-14%)	5mo	$399,950	$416	50
2108 NE Bellpark Dr	0.38mi	2/1.0 (-1)	1,274 (+14%)	5mo	$210,000	$165	48
3514 Parker Ln	0.62mi	3/2.0	1,274 (+14%)	2mo	$442,000	$347	44
4201 Robinson Rd NE	0.74mi	2/1.0 (-1)	1,248 (+12%)	3mo	$435,000	$349	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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: 0.01×
• Total profit: $-88,866
• Equity at exit: $47,564

10-year hold

• IRR: -47.7%
• Equity multiple: -0.55×
• Total profit: $-138,138
• Equity at exit: $27,581

Cash invested: $89,320 (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 98310

• Rents YoY: 0.6%
• Active inventory: 97
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$307 /mo · $3,685/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-506

Break-even live

Break-even rent $2,675

Max offer price $229,535

Occupancy floor —

Sensitivity live

Price	-10% $-326	-5% $-416	+0% $-506	+5% $-597	+10% $-687
Rent	-10% $-667	-5% $-587	+0% $-506	+5% $-426	+10% $-346
Rate	-1.0pp $-346	-0.5pp $-425	base $-506	+0.5pp $-589	+1.0pp $-673

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 E 31st St Bremerton, WA	2.0	1.0	750	$1,445	$1.93	22d	1	0.16mi
3831 Maple Ave Unit A Bremerton, WA	2.0	1.0	1100	$2,500	$2.27	45d	1	0.47mi
1925 Barnett St Bremerton, WA	2.0	1.0	850	$2,100	$2.47	45d	1	0.47mi
4020 Bledsoe Ave Bremerton, WA	1.0–2.0	1.0–2.0	744	$1,875	$2.52	15d	4	0.53mi
3280 Pine Rd Bremerton, WA	2.0	1.0	810	$1,671	$2.06	15d	5	0.65mi
685 Sylvan Way Bremerton, WA	2.0	2.0	1040	$2,100	$2.02	15d	2	0.65mi
2732 Callahan Dr Unit B Bremerton, WA	2.0	1.0	864	$1,800	$2.08	22d	1	0.66mi
2517 NE Franklin St Bremerton, WA	3.0	2.0	1350	$2,650	$1.96	45d	1	0.68mi
2533 Strassburg St NE Bremerton, WA	3.0	2.0	1068	$2,500	$2.34	45d	1	0.68mi
3232 Pine Rd Bremerton, WA	2.0–3.0	2.0	980	$2,375	$2.42	15d	9	0.69mi
2700 Maple St Bremerton, WA	1.0–2.0	1.0	780	$1,875	$2.40	15d	6	0.74mi
3850 Constellation Loop Bremerton, WA	2.0	2.5	1363	$2,600	$1.91	22d	1	0.74mi
2596 Fir Ave Unit C Bremerton, WA	2.0	1.0	960	$1,550	$1.61	45d	1	0.81mi
2001 Magnuson Way Bremerton, WA	2.0	1.0	800	$1,600	$2.00	15d	1	0.82mi
2001 Magnuson Way Bremerton, WA	2.0	1.0	800	$1,500	$1.88	45d	1	0.82mi
2009 Magnuson Way Unit 2 Bremerton, WA	2.0	1.0	800	$1,500	$1.88	45d	1	0.83mi
2501 Fir Ave Bremerton, WA	3.0	1.0	1000	$2,150	$2.15	22d	1	0.85mi
1911 NE Riddell Rd Bremerton, WA	2.0	1.0–2.0	858	$1,980	$2.31	15d	10	0.87mi
500 Lebo Blvd Unit 304 Bremerton, WA	2.0	1.0	917	$1,600	$1.74	22d	1	0.90mi
2733 Hefner Ave Unit 2733 Bremerton, WA	3.0	1.0	874	$1,900	$2.17	15d	1	0.97mi
2172 Seringa Ave Bremerton, WA	1.0–2.0	1.0–2.0	787	$2,295	$2.92	15d	6	1.00mi
2831 NE Center St Unit 1 Bremerton, WA	2.0	1.0	704	$1,550	$2.20	45d	1	1.06mi
778 NE Mesa Ln Bremerton, WA	1.0–3.0	1.0–2.0	877	$2,150	$2.45	15d	3	1.13mi
5163 NE Mariah Ln Bremerton, WA	1.0–2.0	1.0	821	$1,895	$2.31	15d	2	1.13mi
820 NE Riddell Rd Unit D Bremerton, WA	2.0	1.0	974	$1,650	$1.69	22d	1	1.14mi
2638 Cascade Trl Unit A Bremerton, WA	2.0	1.0	906	$1,600	$1.77	15d	1	1.26mi
1619 Wheaton Way Bremerton, WA	1.0–2.0	1.0	875	$2,002	$2.29	15d	10	1.35mi
1970 NE Fuson Rd Bremerton, WA	1.0–2.0	1.0–2.0	676	$2,297	$3.40	15d	12	1.42mi
1303 NE Jasmine Ln Bremerton, WA	2.0	1.5	1152	$2,600	$2.26	45d	1	1.46mi

Listing history 2 events

1. 2026-06-07
   remarks 695-char remark
2. 2026-06-07
   listed $319,000 Pending 2 DOM

ⓘ 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: $3,685 · $307/mo
• Projected year-2 tax: $3,685 · $307/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,402
• − Mortgage interest: −$17,869
• − Property taxes: −$3,685
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$9,280
• Taxable loss: −$11,932
• Est. tax savings @ 24.0%: +$2,864
• After-tax cash flow: $-3,214/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: Bremerton School District
• NCES district ID: 5300660
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $46,765
• Composite: 39.34/100
• National rank: #8163
• State rank: #194 of 291 in WA

Livability — Bremerton

• Score: 86/100
• State rank: #22
• US rank: #431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bremerton, WA
• County: Kitsap County · 243,099 people
• City population: 94,488
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 22,643
• Household income: $75,878
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1418.0

Population outlook (Kitsap County) Hauer SSP2

• Today (2025): 277,525 people
• By 2030: 285,040 · +2.7%
• By 2040: 294,957 · +6.3%
• By 2050: 300,622 · +8.3%
• By 2075: 315,580 · +13.7%
• By 2100: 304,340 · +9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 13% Asian 6% Black 5% Pacific Islander 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Portuguese 4% Lithuanian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Spanish 6% Other Asian/Pacific 3% Tagalog/Filipino 3%

Political lean MEDSL · Kitsap

• 2024 margin: Strong D (+20.9) · D 58.8% · R 37.9% · Other 3.3%
• 2008→2024 swing: +8.6pp toward D · 2008: 12.3pp · 2024: 20.9pp
• All cycles: 2024: D+20.9 2020: D+18.1 2016: D+11.6 2012: D+11.1 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -533.38%
• Current HPI: 374.6915
• Rent YoY: ▲ 0.55%
• Metro: Bremerton-Silverdale-Port Orchard, WA
• 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

2 events — show timeline

• 2026-06-06 Pending — NWMLS as Distributed by MLS Grid
• 2026-06-04 Listed $319,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2026): $3,685 · +0.5% YoY. Source: county tax records.