2234 W 12th St · Port Angeles, WA 98363

$525,000

3 bd · 3.0 ba · 1,801 sqft · SingleFamily public records · 14 Days on market

Built 1991 9,059 sqft lot Est $459k · 14% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Views of the Strait of Juan De Fuca from this spacious 3 bd/3 bath home. Open Kitchen Concept that flows to the living room and out onto a lovely deck. Primary Bedroom has an attached bathroom and a private deck. Downstairs is a generous bonus room with plenty of storage space. Full bathroom downstairs with attached laundry room. Charming back yard with a fire pit and a stunning Green House! Fully fenced yard with plenty of garden space. Two car garage, close to town. wonderful neighborhood close to trails.

Key facts

• Private deck
• Generous lower level
• Main level deck

Tags

• MODERN KITCHEN
• WOOD BURNING FIREPLACE
• MAIN LEVEL DECK
• PRIVATE DECK
• GENEROUS LOWER LEVEL
• FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Cap rate 10.1% vs local median 2.7% in Port Angeles — 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 78/100 on livability (#138 in WA, #2,729 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Port Angeles School District (town): math 55% / reading 65% proficiency, ranked #70 of 291 in WA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Clallam County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $525,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.20% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $459,255
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
822 Madeline St	0.24mi	3/2.0	1,728 (-4%)	5mo	$440,000	$255	74
1427 N Aurora Ct	0.20mi	3/2.0	1,728 (-4%)	8mo	$639,000	$370	73
2439 W 12th St	0.22mi	3/2.0	1,647 (-9%)	3mo	$599,000	$364	69
818 Madeline St	0.26mi	3/2.0	1,670 (-7%)	5mo	$520,000	$311	68
2105 Seabreeze Pl	0.20mi	4/2.0 (+1)	1,898 (+5%)	10mo	$424,950	$224	64
1725 W 13th St	0.56mi	2/2.0 (-1)	1,792 (-0%)	0mo	$405,000	$226	63
2134 W 6th St	0.44mi	4/2.0 (+1)	1,782 (-1%)	9mo	$420,000	$236	61
2340 Samara Pl	0.13mi	3/2.0	1,530 (-15%)	8mo	$430,000	$281	59
1624 W 8th St	0.73mi	3/3.0	1,760 (-2%)	6mo	$403,000	$229	57
2016 W Fourth St	0.62mi	3/2.0	1,876 (+4%)	5mo	$469,000	$250	56
2131 W 7th St	0.42mi	3/2.0	2,040 (+13%)	4mo	$430,000	$211	51
1811 W Twelfth St	0.49mi	3/2.0	1,586 (-12%)	9mo	$480,000	$303	46

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $20,941
• Equity at exit: $78,279

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $154,467
• Equity at exit: $45,392

Cash invested: $147,000 (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 98363

• Active inventory: 128
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $6,299 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$339 /mo · $4,062/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,323
• Net cashflow: $1,666

Break-even live

Break-even rent $4,190

Max offer price $525,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,963	-5% $1,815	+0% $1,666	+5% $1,517	+10% $1,369
Rent	-10% $1,168	-5% $1,417	+0% $1,666	+5% $1,915	+10% $2,164
Rate	-1.0pp $1,930	-0.5pp $1,800	base $1,666	+0.5pp $1,530	+1.0pp $1,392

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 W 6th St Unit 1336270P Port Angeles, WA	3.0	2.5	2497	$7,892	$3.16	44d	1	0.46mi
1426 W 4th St Port Angeles, WA	3.0	2.0	2388	$2,800	$1.17	44d	1	1.05mi

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-13
   listed $525,000 Active
3. 2022-08-04
   soldstatus $469,000 512-char remark

   Show marketing remark (512 chars)

   Views of the Strait of Juan De Fuca from this spacious 3 bd/3 bath home. Open Kitchen Concept that flows to the living room and out onto a lovely deck. Primary Bedroom has an attached bathroom and a private deck. Downstairs is a generous bonus room with plenty of storage space. Full bathroom downstairs with attached laundry room. Charming back yard with a fire pit and a stunning Green House! Fully fenced yard with plenty of garden space. Two car garage, close to town. wonderful neighborhood close to trails.

4. 2022-07-20
   soldstatus $469,000 Closed
5. 2022-07-20
   soldstatus $469,000
6. 2022-06-21
   status Pending
7. 2022-06-16
   listed $469,000 Active
8. 2018-09-11
   soldstatus $309,000 504-char remark

   Show marketing remark (504 chars)

   Tastefully updated spacious 3 bedroom 3 bath home with a fully fenced in yard. Open concept living room, dining room and kitchen with large windows. Beautiful kitchen with white shaker style cabinets and all stainless steel appliances. Large master bedroom with master bathroom and private attached deck. Wood fireplace for perfect ambience. Lower level boasts large family room, updated full bath and laundry room along with extra storage room. Great backyard for entertaining and enjoying the fire pit.

ⓘ 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: $4,062 · $339/mo
• Projected year-2 tax: $5,145 · $429/mo
• Expected delta: +$1,083/yr (+$90/mo · 26.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥82°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,593
• − Mortgage interest: −$29,408
• − Property taxes: −$4,062
• − Insurance: −$2,625
• − Repairs & maintenance: −$6,047
• − Management: −$6,047
• − Depreciation: −$15,273
• Taxable income: $12,130
• Est. tax owed @ 24.0%: −$2,911
• After-tax cash flow: $17,082/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: Port Angeles School District
• NCES district ID: 5306820
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $46,594
• Composite: 52.34/100
• National rank: #3432
• State rank: #70 of 291 in WA

Livability — Port Angeles

• Score: 78/100
• State rank: #138
• US rank: #2729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Angeles, WA
• Population (ZIP): 14,644

Population outlook (Clallam County) Hauer SSP2

• Today (2025): 76,817 people
• By 2030: 78,177 · +1.8%
• By 2040: 79,795 · +3.9%
• By 2050: 80,890 · +5.3%
• By 2075: 83,933 · +9.3%
• By 2100: 82,141 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Hispanic / Latino 6% Native American 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 8% Portuguese 6% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Clallam

• 2024 margin: Lean D (+7.9) · D 52.6% · R 44.7% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 3.3pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+3.4 2016: R+1.6 2012: D+0.4 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -269.47%
• Current HPI: 198.0851
• 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

+69.9% since first listed

8 events — show timeline

• 2026-04-27 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-13 Listed $525,000 NWMLS as Distributed by MLS Grid
• 2022-08-04 Sold (MLS) $469,000 OLS
• 2022-07-20 Sold (Public Records) $469,000 Public Records
• 2022-07-20 Sold (MLS) $469,000 NWMLS as Distributed by MLS Grid
• 2022-06-21 Pending — NWMLS as Distributed by MLS Grid
• 2022-06-16 Listed $469,000 NWMLS as Distributed by MLS Grid
• 2018-09-11 Sold (MLS) $309,000 OLS

Property tax history

+4.9%/yr

Latest (2026): $4,062 · +1.4% YoY. Source: county tax records.