1532 W 5th St · Port Angeles, WA 98363

$249,000

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 6 Days on market

Built 1924 6,978 sqft lot

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Coastal Cottage with Mountain & Strait Views! Welcome to this updated, versatile home nestled in the heart of Port Angeles. Offering 1 bedroom and 1 bath, this property features a fantastic bonus room—perfectly suited as an office, nursery, or additional small bedroom to fit your lifestyle needs. Step outside into your private oasis. The fully fenced backyard is an entertainer's dream, boasting stunning, unobstructed views of the Olympic Mountains, a small shed and mature, fruit-bearing trees that provide both beauty and delicious harvests. From the front yard, enjoy classic Pacific Northwest peek-a-boo views of the Strait of Juan de Fuca, offering a daily reminder o

Key facts

• Fruit-bearing trees
• Bonus room
• Private oasis

Tags

• MOUNTAIN & STRAIT VIEWS
• BONUS ROOM
• PRIVATE OASIS
• FULLY FENCED BACKYARD
• UNOBSTRUCTED VIEWS
• FRUIT-BEARING TREES

Property features AI

Finance

• Financial info: Acceptable financing: Conventional, FHA, VA

Exterior

• Parking: Off-street parking
• Security: Fully fenced
• Utilities: Electric power; Public water; Sewer connected
• Home design: Single-family house, one story; Built on lot; Has a view; Entry level: main level living
• Construction: Wood construction; Composition roof; Block foundation; Built: (year not provided)
• Exterior features: Wood exterior products; Alley access; Paved frontage

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 1 bedroom (main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom with bathtub and shower
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Laminate flooring; Fully fenced (security feature)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Cap rate 8.6% vs local median 2.8% 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.
• Zoned schools: Port Angeles High School (989 students, 57% FRL).
• Market conditions: 128 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-9,337
• Equity at exit: $37,127

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $31,686
• Equity at exit: $21,529

Cash invested: $69,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,627 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $488

Break-even live

Break-even rent $2,010

Max offer price $249,000

Occupancy floor 76%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 Park View Ln Port Angeles, WA	1.0–2.0	1.0	727	$3,000	$4.12	44d	1	0.26mi
1215 U.S. 101 Unit 27 Port Angeles, WA	1.0	1.0	550	$1,550	$2.82	44d	1	1.44mi
1215 U.S. 101 Unit 26 Port Angeles, WA	1.0	1.0	475	$1,400	$2.95	44d	1	1.45mi

Listing history 8 events

1. 2026-06-18
   status $249,000 Pending 6 DOM
2. 2026-06-17
   days on market $249,000 Active 6 DOM
3. 2026-06-16
   days on market $249,000 Active 5 DOM
4. 2026-06-15
   days on market $249,000 Active 4 DOM
5. 2026-06-15
   days on market $249,000 Active 3 DOM
6. 2026-06-13
   days on market $249,000 Active 2 DOM
7. 2026-06-12
   remarks 689-char remark
8. 2026-06-12
   listed $249,000 Active 1 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: $2,142 · $179/mo
• Projected year-2 tax: $2,440 · $203/mo
• Expected delta: +$298/yr (+$25/mo · 13.9%)

ⓘ 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 ≥81°F today · 18 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: $31,529
• − Mortgage interest: −$13,948
• − Property taxes: −$2,142
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$7,244
• Taxable income: $1,905
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $5,394/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

1 event — show timeline

• 2026-06-11 Listed $249,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2026): $2,142 · -2.8% YoY. Source: county tax records.