304 14th St NW #108 · Long Beach, WA 98631

$59,000

1 bd · 2.0 ba · 682 sqft · Condo · 30 Days on market

Built 1974 $87/sqft · 7% above area Est $55k · 7% over $587/mo HOA · 40% of rent

---

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 +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +4.6/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy easy coastal living in this beautifully refinished 1-bedroom, 2-bath ground-floor ocean view condo, with the beach and waves just a short stroll through the sand. The sliding door opens to beautiful beach sunsets, leading out to a private deck & cozy firepits perfect for relaxing after a day in the sand and sun. Inside, the fully furnished and refreshed interior offers a warm, beachy feel with plenty of space to unwind. Complete with a Murphy bed, this condo can sleep up to six guests. Resort amenities include a large year-round indoor pool, hot tub, a brand new bar/restaurant on site and a new pickleball court! Take the scenic boardwalk just a few minutes into town for shopping

Key facts

• $587 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Building name: Chautauqua Resort & Conference Center; Multi-family structure with 60 units in building/community; Common property features include clubhouse and indoor pool
• Financial info: Listing terms: Cash
• HOA & community: HOA with monthly fee (includes cable TV, central hot water, common area maintenance, internet, sewer, trash and water); Association-managed community; association contact: Ken; Community amenities: clubhouse, indoor pool, hot tub, laundry room, outside entry

Exterior

• Parking: Uncovered parking
• Utilities: Electric service; City of Long Beach water and sewer; PUD power; Boiler-type water heater (central boiler room); Cable: Spectrum; Internet: Xfinity
• Home design: Attached condominium (multi-family); Condo in a 3-story building; unit on floor 1; Entry at main level; Unit has a view
• Construction: Wood construction; Composition roof; Remodeled/updated; Storage inside unit (1 storage)
• Exterior features: Wood exterior products; Curbs, paved streets and sidewalks; On waterfront with saltwater access; Community waterfront / private beach access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: One bedroom (main level)
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms; Two bathtubs; Two showers
• Heating & cooling: Wall furnace heating; No cooling
• Interior features: Water heater (central boiler room); Insulated windows; Balcony/Deck/Patio; Primary bath
• Laundry & utility: Laundry room (building common)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $59k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.0% in Long Beach — 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 (#133 in WA, #2,635 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, amenities A-; Watch: employment C-, commute 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: Long Beach Elementary School (221 students, 80% FRL); Ilwaco High School (296 students, 64% FRL) — zoned schools average 72% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 121 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 $408 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $27k; list at $59k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.52% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 3.3

CMA / ARV

• ARV (median comp): $55,376
• List price: $59,000
• Delta: 6.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $2,229
• Equity at exit: $8,797

10-year hold

• IRR: 13.5%
• Equity multiple: 2.10×
• Total profit: $18,186
• Equity at exit: $5,101

Cash invested: $16,520 (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 98631

• Home prices YoY: -17.6%
• Active inventory: 121
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$587
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $179

Break-even live

Break-even rent $1,259

Max offer price $59,000

Occupancy floor 83%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $587 · $7,044/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-07
   statusdays on market $59,000 Pending 30 DOM
2. 2026-06-03
   days on market $59,000 Active 29 DOM
3. 2026-06-02
   days on market $59,000 Active 28 DOM
4. 2026-06-01
   days on market $59,000 Active 27 DOM
5. 2026-05-31
   days on market $59,000 Active 26 DOM
6. 2026-05-05
   listed $59,000 Active
7. 2023-05-16
   status Pending
8. 2023-05-06
   status Pending - Backup Offer Requested
9. 2023-05-05
   status Pending
10. 2023-03-29
    price
11. 2023-01-16
    price
12. 2022-12-09
    listed Active
13. 2019-07-19
    soldstatus $27,000 Sold
14. 2019-07-03
    status Pending
15. 2019-06-04
    price $29,000
16. 2019-04-17
    listed $29,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥73°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: $17,830
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − HOA: −$7,044
• − Depreciation: −$1,716
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $1,733/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 — Long Beach

• Score: 78/100
• State rank: #133
• US rank: #2635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Beach, WA
• Population (ZIP): 3,468

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 5% Slovak 5% Romanian 3%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -51.26%
• Current HPI: 240.5056
• 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

+100.0% since first listed

12 events — show timeline

• 2026-06-05 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-05 Listed $59,000 NWMLS as Distributed by MLS Grid
• 2023-05-16 Pending — NWMLS as Distributed by MLS Grid
• 2023-05-06 Pending — NWMLS as Distributed by MLS Grid
• 2023-05-05 Pending — NWMLS as Distributed by MLS Grid
• 2023-03-29 Price Changed — NWMLS as Distributed by MLS Grid
• 2023-01-16 Price Changed — NWMLS as Distributed by MLS Grid
• 2022-12-09 Listed — NWMLS as Distributed by MLS Grid
• 2019-07-19 Sold (MLS) $27,000 NWMLS as Distributed by MLS Grid
• 2019-07-03 Pending — NWMLS as Distributed by MLS Grid
• 2019-06-04 Price Changed $29,000 NWMLS as Distributed by MLS Grid
• 2019-04-17 Listed $29,500 NWMLS as Distributed by MLS Grid