200 Upper Naselle Rd · Naselle, WA 98638

$149,900

3 bd · 2.0 ba · 2,485 sqft · SingleFamily public records · 2 Days on market

Built 1950 1.25 ac lot $60/sqft · 71% below area

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.8/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special! Bring your vision and your toolbelt. This large home on 1.25 acres is being sold as-is at a price that leaves serious room for equity. This home comes with a spacious layout with a large living room anchored by a stone fireplace, a kitchen with room to reimagine, generously sized bedrooms, and a basement for additional storage or future living space. A covered carport and gravel drive round out the property. The lot is the real story. Over an acre of usable, private land surrounded by mature evergreens and deciduous trees with a rural feel that's hard to find at this price point. Plenty of room to spread out, garden, or add a shop down the road. Ideal for an investor looki

Key facts

• 1.25 acre lot
• 2 parking spots
• Built 1950

Property features AI

Finance

• Other: Listing is active; Property listed with MLS4owners.com
• Financial info: Listing accepts Cash and Rehab Loan terms

Exterior

• Parking: Attached 2-car carport; 2 covered parking spaces
• Utilities: Public water; Septic sewer; Electric and wood energy sources
• Home design: Single-family house; One level with basement; Main-level entry
• Construction: Wood construction; Composition roof; Poured concrete foundation; Built on lot
• Exterior features: Wood exterior; Secluded lot; Brush and wooded vegetation

Interior

• Bedrooms: 3 bedrooms (all on the main level); Space for up to 2 additional possible bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Stove / freestanding heating; No cooling
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 56/100 on livability (#540 in WA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A-; Watch: health & safety C-, amenities F, commute F.
• Naselle-Grays River Valley School District (rural): math 45% / reading 70% proficiency, ranked #85 of 291 in WA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 90 units permitted in Pacific County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.5% local appreciation)).
• Pacific County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $515,754
• List price: $149,900
• Delta: -70.94%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 North Vly	0.27mi	4/2.5 (+1)	2,344 (-6%)	14mo	$540,000	$230	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.61×
• Total profit: $25,620
• Equity at exit: $55,455

10-year hold

• IRR: 14.9%
• Equity multiple: 2.90×
• Total profit: $79,875
• Equity at exit: $77,128

Cash invested: $41,972 (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 98638

• Home prices YoY: 0.6%
• Active inventory: 32
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $294

Break-even live

Break-even rent $1,367

Max offer price $149,900

Occupancy floor 78%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Pending
2. 2026-05-05
   listed $149,900 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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,876
• − Mortgage interest: −$8,397
• − Property taxes: −$2,112
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,361
• Taxable income: $1,250
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $3,231/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: Naselle-Grays River Valley School District
• NCES district ID: 5305520
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 70% ▲ 10.00%
• Median HH income: $47,757
• Composite: 50.45/100
• National rank: #4003
• State rank: #85 of 291 in WA

Livability — Naselle

• Score: 56/100
• State rank: #540
• US rank: #22776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,545

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 3% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Portuguese 7% Scottish 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 2%

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: ▲ 1.54%
• Current HPI: 249.4769
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $149,900 NWMLS as Distributed by MLS Grid
• 2026-06-02 Sold (Public Records) $75,000 Public Records
• 2026-05-08 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-05 Listed $149,900 NWMLS as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2026): $2,112 · +2.5% YoY. Source: county tax records.