802 S Forrest St #4 · Westport, WA 98595

$69,900

1 bd · 1.0 ba · 750 sqft · Manufactured public records · 46 Days on market

Built 2016 $93/sqft · 25% below area Est $94k · 25% under ↓ 7% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Owner financing available—an incredible opportunity for affordable, low-maintenance living! This newer, highly efficient home is built to last with a durable concrete block foundation and long-lasting metal roof. Fresh interior paint gives the home a clean, updated feel throughout. Inside, you’ll find a thoughtfully designed kitchen featuring custom cabinets and a convenient breakfast bar, perfect for everyday living. The open layout includes vaulted ceilings and a ceiling fan, creating a bright and airy atmosphere. This 1-bedroom, 1-bath home also offers a dedicated laundry room and easy-care vinyl windows. Enjoy relaxing on the covered front porch, ideal for morning coffee or

Key facts

• Vinyl windows
• Metal roof
• Custom cabinets

Tags

• CONCRETE BLOCK FOUNDATION
• METAL ROOF
• CUSTOM CABINETS
• BREAKFAST BAR
• DEDICATED LAUNDRY ROOM
• VINYL WINDOWS

Property features AI

Finance

• Other: Senior community
• Financial info: Listing terms: Cash or Conventional; Annual tax (2025): $550
• HOA & community: Windsong park (park approved for sale); Approximately 20 homes in the park; Land lease: $585

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electric power (Grays Harbor PUD); Electric water heater (located in bedroom)
• Home design: Manufactured home (single wide); One level; Average condition; Model: 20702 LS; Made by Home Builder NW; Mobile home remains; Skirted with block
• Construction: Cement plank construction; Composition roof; Concrete perimeter foundation with tie downs; Manufactured after 6/15/1976
• Exterior features: Cement-planked exterior; Corner lot; Dead-end street; Paved; Patio/porch/deck

Interior

• Kitchen: Stove/Range
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with bathtub and shower
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Water heater; Electric fireplace; Ceiling fan(s); Vaulted ceilings; Double pane windows; Patio/porch/deck
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 1.5% in Westport — 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 70/100 on livability (#251 in WA) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A-, housing A-; Watch: commute C-, health & safety C-, amenities F.
• Ocosta School District (rural): math 39% / reading 50% proficiency, ranked #196 of 291 in WA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ocosta Elementary School (325 students, 67% FRL); Ocosta Junior - Senior High (243 students, 62% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 120 active listings in the ZIP; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grays Harbor County population projected at -24% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.86% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.59%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (median comp): $93,635
• List price: $69,900
• Delta: -25.35%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 S Forrest St #2	0.02mi	2/1.0 (+1)	784 (+4%)	11mo	$52,000	$66	77
210 W Pine Ave	0.27mi	2/1.0 (+1)	816 (+9%)	24mo	$240,000	$294	48

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: 31.2%
• Equity multiple: 2.31×
• Total profit: $25,643
• Equity at exit: $10,422

10-year hold

• IRR: 38.4%
• Equity multiple: 4.57×
• Total profit: $69,925
• Equity at exit: $6,044

Cash invested: $19,572 (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 98595

• Active inventory: 120
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $581

Break-even live

Break-even rent $565

Max offer price $69,900

Occupancy floor 50%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $69,900 Active 46 DOM
2. 2026-06-18
   days on market $69,900 Active 45 DOM
3. 2026-06-17
   days on market $69,900 Active 44 DOM
4. 2026-06-16
   days on market $69,900 Active 43 DOM
5. 2026-06-15
   days on market $69,900 Active 42 DOM
6. 2026-06-14
   days on market $69,900 Active 40 DOM
7. 2026-06-12
   days on market $69,900 Active 39 DOM
8. 2026-06-09
   days on market $69,900 Active 36 DOM
9. 2026-06-08
   days on market $69,900 Active 35 DOM
10. 2026-06-07
    days on market $69,900 Active 34 DOM
11. 2026-06-05
    days on market $69,900 Active 31 DOM
12. 2026-06-02
    days on market $69,900 Active 29 DOM
13. 2026-06-01
    days on market $69,900 Active 28 DOM
14. 2026-05-31
    pricedays on market $69,900 Active 27 DOM
15. 2026-05-30
    days on market $75,000 Active 26 DOM
16. 2026-05-04
    listed $75,000 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: $609 · $51/mo
• Projected year-2 tax: $685 · $57/mo
• Expected delta: +$76/yr (+$6/mo · 12.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥73°F today · 19 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: $15,599
• − Mortgage interest: −$3,915
• − Property taxes: −$609
• − Insurance: −$350
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,033
• Taxable income: $6,196
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $5,479/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: Ocosta School District
• NCES district ID: 5306090
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $36,877
• Composite: 39.19/100
• National rank: #8222
• State rank: #196 of 291 in WA

Livability — Westport

• Score: 70/100
• State rank: #251
• US rank: #8043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westport, WA
• City population: 2,591
• Population (ZIP): 2,591

Population outlook (Grays Harbor County) Hauer SSP2

• Today (2025): 66,443 people
• By 2030: 63,255 · -4.8%
• By 2040: 56,466 · -15.0%
• By 2050: 50,516 · -24.0%
• By 2075: 39,296 · -40.9%
• By 2100: 31,142 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 11% Two or more races 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 12% Scottish 5% Iranian 4%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 4% Other Indo-European 1%

Political lean MEDSL · Grays Harbor

• 2024 margin: Lean R (+6.0) · D 45.6% · R 51.6% · Other 2.8%
• 2008→2024 swing: -20.6pp toward R · 2008: 14.6pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+6.6 2016: R+7.1 2012: D+14.0 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.90%
• Current HPI: 233.666
• 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

-6.8% since first listed

2 events — show timeline

• 2026-05-30 Price Changed $69,900 NWMLS as Distributed by MLS Grid
• 2026-05-04 Listed $75,000 NWMLS as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2026): $609 · +19.5% YoY. Source: county tax records.