905 W 11th St · Port Angeles, WA 98363

$409,900

4 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 41 Days on market

Built 1955 0.32 ac lot $243/sqft · 29% above area Est $553k · 26% 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 +15.0/15.0
• Cash flow +6.4/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT VALUE AT $409,900! Imagine waking up to beautiful mountain views framed by expansive picture windows while enjoying the space and flexibility that are becoming increasingly difficult to find. Situated on two oversized city lots, this 5-bedroom home offers room to grow, create, and invest in your future. Inside, you'll find 1,684 square feet of living space filled with natural light, plus an additional 1,238 square feet unfinished basement ready for storage, hobbies, a workshop, or future expansion. The versatile floor plan provides plenty of room for guests, multi-generational living, a home office, or whatever your lifestyle requires. Step outside and discover endless possibilities. The generous lot size offers space for gardening, outdoor entertaining, recreational vehicles, or potential future development, including an ADU (buyer to verify). Enjoy partial ocean views from the side yard and take advantage of the property's convenient location close to schools, shopping, restaurants, and the waterfront. Whether you're looking for a place to make your own, a property with development potential, or an opportunity to build equity while enjoying mountain and water views, this rare Port Angeles offering delivers space, scenery, and possibilities all in one package.

Key facts

• Unfinished basement
• Partial ocean view
• Outdoor living

Tags

• UNFINISHED BASEMENT
• LARGE CITY LOTS
• OUTDOOR LIVING
• PARTIAL OCEAN VIEW
• MOUNTAIN VIEWS

Property features AI

Finance

• Other: Listing faces south; Lot includes two parcels (Lot 19 & 20); Lot features irregular shape; approximately 0.3214 acres
• Financial info: Acceptable financing: Cash, Conventional, Rehab loan

Exterior

• Parking: Two covered spaces; Six uncovered spaces; Driveway; Detached garage; Off-street parking; RV parking
• Security: Partially fenced
• Utilities: Public water; Sewer connected; Electric energy source; Cable: Astound; Internet: Astound
• Home design: Single-family house; Two stories with basement; Main-level entry; South-facing; Has a view; Property condition: Fair
• Construction: Built in 1955 (effective year); Wood construction; Composition roof; Concrete ribbon foundation
• Exterior features: Partially fenced yard; Patio; RV parking; High-speed internet available; Alley access; Wood exterior

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: Four bedrooms total — three on the main level, one on the upper level
• Flooring: Hardwood; Laminate; Vinyl; Carpet
• Bathrooms: One full bathroom; One half bathroom; One bathtub; One shower
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Dining room; Fireplace; Water heater
• Laundry & utility: Washer; Dryer; Utility room on lower level; Water heater located in basement (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-713 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (40.1% below list).
• Recommended offer: $246k (40.1% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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; 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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 41 days — a 3% lower offer ($398k) 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 $295k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,614 (40.1% 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 41 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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 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?
6. 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?
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: 0.60% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 13.9

CMA / ARV

• ARV (median comp): $552,838
• List price: $409,900
• Delta: -25.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 West 12th St	0.15mi	3/2.0 (-1)	1,576 (-6%)	11mo	$460,000	$292	68
812 W 4th St	0.47mi	3/1.5 (-1)	1,704 (+1%)	3mo	$450,000	$264	67
4208 C Street Ext	0.13mi	4/1.5	1,480 (-12%)	9mo	$368,000	$249	64
1033 W 11th St	0.17mi	4/2.5	1,900 (+13%)	8mo	$595,000	$313	62
1515 S Pine St	0.58mi	3/2.5 (-1)	1,768 (+5%)	2mo	$430,000	$243	56
1529 W 13th St	0.72mi	3/1.5 (-1)	1,652 (-2%)	2mo	$363,000	$220	55
820 W 12th St	0.13mi	3/2.0 (-1)	1,461 (-13%)	17mo	$415,000	$284	53
1103 W Spruce St	0.69mi	3/2.0 (-1)	1,596 (-5%)	3mo	$209,793	$131	52
1203 S Pine St	0.48mi	3/1.5 (-1)	1,476 (-12%)	7mo	$367,500	$249	45
1405 W 10th St	0.54mi	3/2.0 (-1)	1,462 (-13%)	6mo	$385,000	$263	43
1521 W 13th St	0.70mi	3/2.0 (-1)	1,832 (+9%)	10mo	$469,500	$256	39
607 S H St	0.69mi	3/3.0 (-1)	1,920 (+14%)	5mo	$205,000	$107	32

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: -29.3%
• Equity multiple: 0.02×
• Total profit: $-111,919
• Equity at exit: $61,117

10-year hold

• IRR: -30.0%
• Equity multiple: -0.36×
• Total profit: $-156,245
• Equity at exit: $35,441

Cash invested: $114,772 (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: 13.9×

Monthly cashflow live

• Estimated rent: $2,456 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$333 /mo · $3,998/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-713

Break-even live

Break-even rent $3,359

Max offer price $283,909

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $409,900 Active 41 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-17
   days on market $409,900 Active 40 DOM
4. 2026-06-16
   days on market $409,900 Active 39 DOM
5. 2026-06-15
   days on market $409,900 Active 38 DOM
6. 2026-06-15
   days on market $409,900 Active 37 DOM
7. 2026-06-13
   days on market $409,900 Active 36 DOM
8. 2026-06-12
   days on market $409,900 Active 35 DOM
9. 2026-06-09
   days on market $409,900 Active 32 DOM
10. 2026-06-08
    days on market $409,900 Active 31 DOM
11. 2026-06-08
    days on market $409,900 Active 30 DOM
12. 2026-06-07
    pricedays on market $409,900 Active 29 DOM

    Show marketing remark (1287 chars)

    GREAT VALUE AT $409,900! Imagine waking up to beautiful mountain views framed by expansive picture windows while enjoying the space and flexibility that are becoming increasingly difficult to find. Situated on two oversized city lots, this 5-bedroom home offers room to grow, create, and invest in your future. Inside, you'll find 1,684 square feet of living space filled with natural light, plus an additional 1,238 square feet unfinished basement ready for storage, hobbies, a workshop, or future expansion. The versatile floor plan provides plenty of room for guests, multi-generational living, a home office, or whatever your lifestyle requires. Step outside and discover endless possibilities. The generous lot size offers space for gardening, outdoor entertaining, recreational vehicles, or potential future development, including an ADU (buyer to verify). Enjoy partial ocean views from the side yard and take advantage of the property's convenient location close to schools, shopping, restaurants, and the waterfront. Whether you're looking for a place to make your own, a property with development potential, or an opportunity to build equity while enjoying mountain and water views, this rare Port Angeles offering delivers space, scenery, and possibilities all in one package.

13. 2026-06-03
    days on market $425,900 Active 26 DOM
14. 2026-06-02
    days on market $425,900 Active 25 DOM
15. 2026-06-01
    days on market $425,900 Active 24 DOM
16. 2026-05-31
    days on market $425,900 Active 23 DOM
17. 2026-05-08
    listed $425,900 Active

    Show marketing remark (1287 chars)

    GREAT VALUE AT $409,900! Imagine waking up to beautiful mountain views framed by expansive picture windows while enjoying the space and flexibility that are becoming increasingly difficult to find. Situated on two oversized city lots, this 5-bedroom home offers room to grow, create, and invest in your future. Inside, you'll find 1,684 square feet of living space filled with natural light, plus an additional 1,238 square feet unfinished basement ready for storage, hobbies, a workshop, or future expansion. The versatile floor plan provides plenty of room for guests, multi-generational living, a home office, or whatever your lifestyle requires. Step outside and discover endless possibilities. The generous lot size offers space for gardening, outdoor entertaining, recreational vehicles, or potential future development, including an ADU (buyer to verify). Enjoy partial ocean views from the side yard and take advantage of the property's convenient location close to schools, shopping, restaurants, and the waterfront. Whether you're looking for a place to make your own, a property with development potential, or an opportunity to build equity while enjoying mountain and water views, this rare Port Angeles offering delivers space, scenery, and possibilities all in one package.

18. 2026-05-08
    listed $425,900 Active 773-char remark

    Show marketing remark (1287 chars)

    GREAT VALUE AT $409,900! Imagine waking up to beautiful mountain views framed by expansive picture windows while enjoying the space and flexibility that are becoming increasingly difficult to find. Situated on two oversized city lots, this 5-bedroom home offers room to grow, create, and invest in your future. Inside, you'll find 1,684 square feet of living space filled with natural light, plus an additional 1,238 square feet unfinished basement ready for storage, hobbies, a workshop, or future expansion. The versatile floor plan provides plenty of room for guests, multi-generational living, a home office, or whatever your lifestyle requires. Step outside and discover endless possibilities. The generous lot size offers space for gardening, outdoor entertaining, recreational vehicles, or potential future development, including an ADU (buyer to verify). Enjoy partial ocean views from the side yard and take advantage of the property's convenient location close to schools, shopping, restaurants, and the waterfront. Whether you're looking for a place to make your own, a property with development potential, or an opportunity to build equity while enjoying mountain and water views, this rare Port Angeles offering delivers space, scenery, and possibilities all in one package.

19. 2019-12-18
    soldstatus $295,000

    Show marketing remark (373 chars)

    Cute, spacious home with lots of character & storage on a double city lot. This home features hardwood & Laminate flooring, 2 fireplaces & an unfinished basement with access from within the home & outside. Extra storage/work space in the 2 car detached garage. Nice mountain view from the front and a partial water view from the side yard. Must see!

20. 2019-12-18
    soldstatus $295,000 373-char remark

    Show marketing remark (373 chars)

    Cute, spacious home with lots of character & storage on a double city lot. This home features hardwood & Laminate flooring, 2 fireplaces & an unfinished basement with access from within the home & outside. Extra storage/work space in the 2 car detached garage. Nice mountain view from the front and a partial water view from the side yard. Must see!

21. 2019-12-18
    soldstatus $295,000

    Show marketing remark (373 chars)

    Cute, spacious home with lots of character & storage on a double city lot. This home features hardwood & Laminate flooring, 2 fireplaces & an unfinished basement with access from within the home & outside. Extra storage/work space in the 2 car detached garage. Nice mountain view from the front and a partial water view from the side yard. Must see!

22. 2019-09-20
    listed $299,900

ⓘ 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: $3,998 · $333/mo
• Projected year-2 tax: $4,017 · $335/mo
• Expected delta: +$19/yr (+$2/mo · 0.5%)

ⓘ 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 · 17 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: $29,474
• − Mortgage interest: −$22,961
• − Property taxes: −$3,998
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − Depreciation: −$11,924
• Taxable loss: −$16,175
• Est. tax savings @ 24.0%: +$3,882
• After-tax cash flow: $-4,676/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

+36.7% since first listed

8 events — show timeline

• 2026-06-07 Price Changed $409,900 OLS
• 2026-06-07 Price Changed $409,900 NWMLS as Distributed by MLS Grid
• 2026-05-08 Listed $425,900 NWMLS as Distributed by MLS Grid
• 2026-05-08 Listed $425,900 OLS
• 2019-12-18 Sold (Public Records) $295,000 Public Records
• 2019-12-18 Sold (MLS) $295,000 NWMLS as Distributed by MLS Grid
• 2019-12-18 Sold (MLS) $295,000 OLS
• 2019-09-20 Listed $299,900 NWMLS as Distributed by MLS Grid

Property tax history

+15.2%/yr

Latest (2026): $3,998 · +2.5% YoY. Source: county tax records.