114 Kendall St · Port Orchard, WA 98366

$305,000

3 bd · 1.0 ba · 970 sqft · SingleFamily public records · 49 Days on market

Built 1949 9,148 sqft lot $314/sqft · 15% below area Est $357k · 15% 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 +14.1/15.0
• Cash flow +9.0/30.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Endless potential with this charming rambler that has partial water views. Great location, situated on a shy quarter acre lot, close to the Port Orchard waterfront with restaurants and shops to explore. Inside you'll find three bedrooms, full bath, nice size living room with water view, kitchen with eat in area and spacious laundry/mud room. Vinyl siding for easy maintenance, finished outbuilding with power would be great shop or bonus room, surrounded by mature trees and flower beds to bring back to their full beauty.

Key facts

• Partial water views
• Flower beds
• Shy quarter acre lot

Tags

• PARTIAL WATER VIEWS
• SHY QUARTER ACRE LOT
• MATURE TREES
• FLOWER BEDS

Property features AI

Finance

• Other: Assessor-sourced square footage (living area 970); Living area reported as 970; Property assessed with public utilities and local service providers
• Financial info: Listing terms: Cash or Conventional

Exterior

• Parking: Detached carport (1 covered/carport space)
• Utilities: Public water; Sewer connected; Power by PSE; Cable (Astound) connected; Internet (Astound) connected
• Home design: Single-family residence; One-story house with main-level entry; Built on lot
• Construction: Metal/vinyl construction materials; Composition roof; Poured concrete foundation; Built with electric and oil energy sources
• Exterior features: Metal/vinyl exterior; Corner lot on a dead-end street; Dirt and paved access; Level topography; Has a view

Interior

• Kitchen: Kitchen with eating space; Refrigerator; Stove/Range
• Bedrooms: Three bedrooms, all on the main level (including a primary bedroom)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Entry hall; Living room; Utility room; Garden space on the property; Cable TV and high-speed internet available
• Laundry & utility: Washer; Dryer; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (29.2% below list).
• Recommended offer: $216k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.0% in Port Orchard — 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 79/100 on livability (#110 in WA, #2,167 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: crime D-, commute F, cost of living F.
• South Kitsap School District (suburban): math 52% / reading 64% proficiency, ranked #71 of 291 in WA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 251 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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.
• Kitsap County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,798 (29.2% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $357,180
• List price: $305,000
• Delta: -14.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
977 Grant Ave	0.03mi	3/2.0	960 (-1%)	21mo	$400,000	$417	76
921 Cline Ave	0.31mi	3/1.0	968 (-0%)	18mo	$360,000	$372	71
1209 Sherman Ave	0.28mi	3/1.0	1,056 (+9%)	11mo	$390,000	$369	63
620 Hull Ave	0.21mi	2/1.0 (-1)	1,074 (+11%)	6mo	$332,000	$309	62
1205 Sherman Ave	0.27mi	3/1.0	1,056 (+9%)	18mo	$365,000	$346	58
533 Forest Park St	0.43mi	3/2.0	1,095 (+13%)	1mo	$360,000	$329	54
612 Smith St	0.34mi	3/1.0	1,056 (+9%)	22mo	$364,000	$345	51
140 Tremont St	0.65mi	2/1.0 (-1)	1,012 (+4%)	11mo	$424,000	$419	48
1411 West Ave	0.53mi	2/1.5 (-1)	1,050 (+8%)	12mo	$354,000	$337	44
1427 Garrison Ave	0.56mi	2/1.0 (-1)	836 (-14%)	11mo	$395,000	$472	36

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 · 0.35% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.18×
• Total profit: $-70,434
• Equity at exit: $45,476

10-year hold

• IRR: -29.7%
• Equity multiple: -0.21×
• Total profit: $-103,169
• Equity at exit: $26,371

Cash invested: $85,400 (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 98366

• Rents YoY: 0.3%
• Active inventory: 251
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$219 /mo · $2,629/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-241

Break-even live

Break-even rent $2,463

Max offer price $262,458

Occupancy floor —

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Kendall St Port Orchard, WA	2.0	1.5	1008	$1,950	$1.93	13d	1	0.21mi
1329 Sherman Ave Port Orchard, WA	2.0	1.0	912	$2,100	$2.30	43d	1	0.40mi
515 Forest Park St Port Orchard, WA	3.0	2.0	1107	$2,650	$2.39	13d	1	0.41mi
1324 Garrison Ave Port Orchard, WA	2.0	1.0	864	$2,000	$2.31	21d	1	0.42mi
240 Poplar St Port Orchard, WA	3.0	2.0	1022	$1,995	$1.95	44d	1	0.81mi
1800 Sidney Ave Port Orchard, WA	1.0–3.0	1.0–2.0	869	$2,222	$2.56	13d	13	0.88mi
2843 Harold Dr SE Unit B Port Orchard, WA	2.0	2.0	1054	$1,725	$1.64	21d	1	0.93mi
2099 Jefferson Ave SE Port Orchard, WA	1.0–2.0	1.0	750	$1,705	$2.27	21d	4	0.95mi
339 Farragut Ave N Port Orchard, WA	3.0	1.0	947	$3,000	$3.17	13d	1	1.31mi
2250 Sidney Ave Port Orchard, WA	1.0–2.0	1.0	700	$1,625	$2.32	43d	4	1.42mi

Listing history 23 events

1. 2026-06-18
   days on market $305,000 Active 49 DOM
2. 2026-06-17
   days on market $305,000 Active 48 DOM
3. 2026-06-16
   days on market $305,000 Active 47 DOM
4. 2026-06-15
   days on market $305,000 Active 46 DOM
5. 2026-06-14
   days on market $305,000 Active 44 DOM
6. 2026-06-13
   days on market $305,000 Active 43 DOM
7. 2026-06-10
   days on market $305,000 Active 41 DOM
8. 2026-06-09
   days on market $305,000 Active 40 DOM
9. 2026-06-08
   days on market $305,000 Active 39 DOM
10. 2026-06-07
    days on market $305,000 Active 38 DOM
11. 2026-06-05
    days on market $305,000 Active 35 DOM
12. 2026-06-03
    days on market $305,000 Active 34 DOM
13. 2026-06-02
    days on market $305,000 Active 33 DOM
14. 2026-06-01
    days on market $305,000 Active 32 DOM
15. 2026-05-31
    days on market $305,000 Active 31 DOM
16. 2026-05-30
    days on market $305,000 Active 30 DOM
17. 2026-05-15
    status Active
18. 2026-05-09
    status Pending
19. 2026-05-06
    price $310,000
20. 2026-04-24
    listed $315,000 Active
21. 2021-11-05
    soldstatus $294,000 Closed
22. 2021-08-29
    status Pending
23. 2021-08-20
    listed $299,000 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: $2,629 · $219/mo
• Projected year-2 tax: $2,989 · $249/mo
• Expected delta: +$360/yr (+$30/mo · 13.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥86°F today · 14 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: $25,896
• − Mortgage interest: −$17,085
• − Property taxes: −$2,629
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$8,873
• Taxable loss: −$8,359
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-884/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: South Kitsap School District
• NCES district ID: 5308160
• Math proficiency: 52% ▲ 2.00%
• Reading proficiency: 64% ▲ 3.00%
• Median HH income: $62,824
• Composite: 52.31/100
• National rank: #3445
• State rank: #71 of 291 in WA

Livability — Port Orchard

• Score: 79/100
• State rank: #110
• US rank: #2167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Orchard, WA
• County: Kitsap County · 243,099 people
• City population: 68,721
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 36,965
• Household income: $92,011
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1031.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 13% Hispanic / Latino 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Italian 9% Portuguese 4% Slovak 3%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Tagalog/Filipino 1% Other Asian/Pacific 1%

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: ▼ -432.79%
• Current HPI: 354.2856
• Rent YoY: ▲ 0.35%
• 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

+2.0% since first listed

8 events — show timeline

• 2026-05-25 Price Changed $305,000 NWMLS as Distributed by MLS Grid
• 2026-05-15 Relisted — NWMLS as Distributed by MLS Grid
• 2026-05-09 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $310,000 NWMLS as Distributed by MLS Grid
• 2026-04-24 Listed $315,000 NWMLS as Distributed by MLS Grid
• 2021-11-05 Sold (MLS) $294,000 NWMLS as Distributed by MLS Grid
• 2021-08-29 Pending — NWMLS as Distributed by MLS Grid
• 2021-08-20 Listed $299,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2026): $2,629 · +1.0% YoY. Source: county tax records.