33406 H Pl · Ocean Park, WA 98640

$315,000

2 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 19 Days on market

Built 1995 7,405 sqft lot $256/sqft · 19% below area Est $388k · 19% under $65/mo HOA · 3% of rent

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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 +9.6/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pride of ownership, close to the beach. 2 blocks to public transportation. Features a jetted tub in the main bath, propane stove, skylights, vinyl siding,vinyl windows, large deck, ceiling fans and upgraded cabinets. Single detached garage has been added, extra storage.

Key facts

• Propane stove
• Surfside community
• Expansive deck

Tags

• EXPANSIVE DECK
• PROPANE STOVE
• SURFSIDE COMMUNITY

Property features AI

Finance

• Other: Community waterfront / private beach access
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Surfside HOA; Annual association fee of $774 (includes common area maintenance, security, trash, water)

Exterior

• Parking: Detached garage; Driveway; 1 covered parking space
• Security: Security service; CCRs
• Utilities: Electric energy source; Community water (Surfside); Septic tank; Power by PUD #2
• Home design: Single-family residence; One story; Built on lot; Faces west
• Construction: Built 1995 (effective year); Metal/vinyl construction; Composition roof; Poured concrete foundation
• Exterior features: Deck; Paved lot; Metal/vinyl exterior; Has view; Level topography

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Wall furnace heating; No central air
• Interior features: Ceiling fans; Dining room; Fireplace (gas); Jetted tub; Skylights; Vaulted ceilings; Water heater (entry hall closet)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (26.8% below list).
• Recommended offer: $230k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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); Hilltop Elementary School (236 students, 70% FRL); Ilwaco High School (296 students, 64% FRL).
• Market conditions: 320 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $180k; list at $315k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $230,484 (26.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 11.4

CMA / ARV

• ARV (median comp): $388,182
• List price: $315,000
• Delta: -14.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32805 I St	0.29mi	2/2.0	1,280 (+4%)	14mo	$414,000	$323	68
801 340th Pl	0.32mi	3/1.5 (+1)	1,066 (-14%)	7mo	$395,000	$371	50
32806 I St	0.30mi	2/1.0	1,050 (-15%)	10mo	$319,900	$305	49
32606 H Pl	0.39mi	2/2.0	1,076 (-13%)	20mo	$322,500	$300	44

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-64,732
• Equity at exit: $46,968

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-74,138
• Equity at exit: $27,235

Cash invested: $88,200 (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: 320
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$131
• HOA: −$65
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-214

Break-even live

Break-even rent $2,576

Max offer price $277,180

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-125	+0% $-214	+5% $-303	+10% $-392
Rent	-10% $-396	-5% $-305	+0% $-214	+5% $-123	+10% $-32
Rate	-1.0pp $-55	-0.5pp $-134	base $-214	+0.5pp $-296	+1.0pp $-379

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 24 events

1. 2026-06-21
   days on market $315,000 Active 19 DOM
2. 2026-06-21
   days on market $315,000 Active 18 DOM
3. 2026-06-18
   days on market $315,000 Active 16 DOM
4. 2026-06-17
   days on market $315,000 Active 15 DOM
5. 2026-06-16
   days on market $315,000 Active 14 DOM
6. 2026-06-15
   days on market $315,000 Active 13 DOM
7. 2026-06-15
   days on market $315,000 Active 12 DOM
8. 2026-06-13
   days on market $315,000 Active 11 DOM
9. 2026-06-12
   days on market $315,000 Active 10 DOM
10. 2026-06-09
    days on market $315,000 Active 7 DOM
11. 2026-06-08
    days on market $315,000 Active 6 DOM
12. 2026-06-08
    days on market $315,000 Active 5 DOM
13. 2026-06-07
    days on market $315,000 Active 4 DOM
14. 2026-06-03
    pricedays on marketlisting id $315,000 Active 1 DOM
15. 2025-11-22
    price $330,000
16. 2025-07-01
    price $339,500
17. 2025-05-28
    listed $349,500 Active
18. 2007-03-21
    soldstatus $180,000 271-char remark

    Show marketing remark (271 chars)

    Pride of ownership, close to the beach. 2 blocks to public transportation. Features a jetted tub in the main bath, propane stove, skylights, vinyl siding,vinyl windows, large deck, ceiling fans and upgraded cabinets. Single detached garage has been added, extra storage.

19. 2007-03-21
    soldstatus $180,000 Closed

    Show marketing remark (271 chars)

    Pride of ownership, close to the beach. 2 blocks to public transportation. Features a jetted tub in the main bath, propane stove, skylights, vinyl siding,vinyl windows, large deck, ceiling fans and upgraded cabinets. Single detached garage has been added, extra storage.

20. 2007-03-20
    soldstatus $180,000
21. 2007-03-03
    historical 271-char remark

    Show marketing remark (271 chars)

    Pride of ownership, close to the beach. 2 blocks to public transportation. Features a jetted tub in the main bath, propane stove, skylights, vinyl siding,vinyl windows, large deck, ceiling fans and upgraded cabinets. Single detached garage has been added, extra storage.

22. 2007-01-10
    historical
23. 2006-10-02
    listed $189,000 271-char remark

    Show marketing remark (271 chars)

    Pride of ownership, close to the beach. 2 blocks to public transportation. Features a jetted tub in the main bath, propane stove, skylights, vinyl siding,vinyl windows, large deck, ceiling fans and upgraded cabinets. Single detached garage has been added, extra storage.

24. 2006-10-02
    listed $189,000

    Show marketing remark (271 chars)

    Pride of ownership, close to the beach. 2 blocks to public transportation. Features a jetted tub in the main bath, propane stove, skylights, vinyl siding,vinyl windows, large deck, ceiling fans and upgraded cabinets. Single detached garage has been added, extra storage.

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $3,087 · $257/mo
• Expected delta: +$846/yr (+$70/mo · 37.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥75°F today · 17 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: $27,658
• − Mortgage interest: −$17,645
• − Property taxes: −$2,241
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − HOA: −$780
• − Depreciation: −$9,164
• Taxable loss: −$8,172
• Est. tax savings @ 24.0%: +$1,961
• After-tax cash flow: $-608/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

+66.7% since first listed

8 events — show timeline

• 2026-06-02 Listed $315,000 NWMLS as Distributed by MLS Grid
• 2007-03-21 Sold (MLS) $180,000 NWMLS as Distributed by MLS Grid
• 2007-03-21 Sold (MLS) $180,000 RMLS
• 2007-03-20 Sold (Public Records) $180,000 Public Records
• 2007-03-03 Delisted — RMLS
• 2007-01-10 Delisted — NWMLS as Distributed by MLS Grid
• 2006-10-02 Listed $189,000 NWMLS as Distributed by MLS Grid
• 2006-10-02 Listed $189,000 RMLS

Property tax history

+3.0%/yr

Latest (2026): $2,241 · -3.3% YoY. Source: county tax records.