2201 W 16th St · Port Angeles, WA 98363

$559,900

3 bd · 3.0 ba · 2,068 sqft · SingleFamily public records · 31 Days on market

Built 2005 9,052 sqft lot Est $488k · 15% over

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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
• 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
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked beyond a paved driveway and framed by crosswood fencing, fruit trees, blackberries, and natural landscaping, this home offers comfortable living and inviting indoor-outdoor spaces. A Northwest contemporary covered entry welcomes you inside, where hardwood floors add warmth and character. Multiple gathering spaces include a spacious family room, living room with propane fireplace and recessed lighting, and a formal dining area with direct access to the covered concrete patio and fully fenced backyard. The kitchen features oak cabinetry with custom pullouts, a full wall pantry, peninsula seating, and stainless steel appliances. Forced air heating provide comfortable living year-round. Outside, enjoy a private backyard retreat complete with a tool shed, garden area, brick patio, and fire pit, ideal for entertaining or quiet evenings at home. The attached double-car garage adds convenience for parking, home gym, storage, and more. The spacious primary suite offers a walk-in closet and an oversized ensuite with a soaking tub, walk-in shower, and double vanity. Blinds throughout complete this move-in ready home designed for both gathering and everyday comfort.

Key facts

• Natural landscaping
• Paved driveway
• Crosswood fencing

Tags

• PAVED DRIVEWAY
• CROSSWOOD FENCING
• FRUIT TREES
• NATURAL LANDSCAPING
• HARDWOOD FLOORS
• MULTIPLE GATHERING SPACES

Property features AI

Finance

• Other: Zoning: RS9; Lot: approximately 0.2078 acres (~74x17x91x90x101'); Lot features reported from public records; Living area reported as 2,068 square feet; Building/complex name: OLYMPIC HEIGHTS
• Financial info: Financing: Cash, Conventional, FHA, VA

Exterior

• Parking: Attached garage (has garage); Covered parking for 2 vehicles; Driveway and off-street parking; Garage approximately 528 sq ft
• Security: Partially fenced
• Utilities: Public water; Sewer connected; Electric and propane energy sources; Power and water provided by City of Port Angeles; Sewer service by City of Port Angeles; Internet service (Astound); Cable connected (Dish - not in use)
• Home design: Single-family house; Two stories; Main level entry; South facing; Built on lot; Style: 2-story; Effective year built: 2005; Condition: Good
• Construction: Cement plank and wood construction; Composition roof; Poured concrete foundation; Effective year built: 2005
• Exterior features: Cement plank and wood exterior; Cement planked siding; Partially fenced; Outbuildings; Patio; Propane on site; Fruit trees; Garden space; Corner lot on a dead-end street; Paved access; Level topography; Has view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove / Range
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Ceramic tile; Hardwood; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathtubs; 2 showers; 1 main level half bath
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Ceiling fans; Dining room; Fireplace (gas); Skylights; Vaulted ceilings; Walk-in closets; Water heater; Wired for generator
• Laundry & utility: Water heater (electric) located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $560k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $560k).
• Recommended offer: $543k (3.0% below list) — sets the bar for market timing.
• 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: Hamilton Elementary (368 students, 63% FRL); Stevens Middle School (492 students, 63% FRL); Port Angeles High School (989 students, 57% FRL) — zoned schools average 61% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $17k 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 31 days — a 3% lower offer ($543k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

Recommended offer $543,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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: 8.38%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $488,048
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 W 12th St	0.48mi	3/2.0	2,148 (+4%)	1mo	$456,000	$212	66
2131 W 7th St	0.65mi	3/2.0	2,040 (-1%)	4mo	$430,000	$211	60
2105 Seabreeze Pl	0.36mi	4/2.0 (+1)	1,898 (-8%)	10mo	$424,950	$224	53
2140 W 6th St	0.67mi	2/2.0 (-1)	2,104 (+2%)	7mo	$559,000	$266	51
1725 W 13th St	0.54mi	2/2.0 (-1)	1,792 (-13%)	1mo	$405,000	$226	43
1611 W 15th St	0.64mi	4/2.0 (+1)	2,004 (-3%)	16mo	$415,000	$207	43
2504 Rolling Hills Ct	0.42mi	4/2.5 (+1)	1,826 (-12%)	15mo	$635,000	$348	42
707 Seamount Dr	0.61mi	3/2.5	2,352 (+14%)	11mo	$578,000	$246	38
839 Milwaukee Dr	0.53mi	4/2.5 (+1)	1,870 (-10%)	24mo	$634,000	$339	33
2134 W 6th St	0.67mi	4/2.0 (+1)	1,782 (-14%)	9mo	$420,000	$236	29

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-21,053
• Equity at exit: $83,483

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $71,136
• Equity at exit: $48,410

Cash invested: $156,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $5,915 medium
• Mortgage (P&I): −$2,936
• Tax from tax record: −$408 /mo · $4,896/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,242
• Net cashflow: $1,095

Break-even live

Break-even rent $4,528

Max offer price $559,900

Occupancy floor 76%

Sensitivity live

Price	-10% $1,412	-5% $1,254	+0% $1,095	+5% $937	+10% $778
Rent	-10% $628	-5% $862	+0% $1,095	+5% $1,329	+10% $1,563
Rate	-1.0pp $1,377	-0.5pp $1,238	base $1,095	+0.5pp $950	+1.0pp $803

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: $139,975
• Closing costs: $16,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 W 6th St Unit 1336270P Port Angeles, WA	3.0	2.5	2497	$7,892	$3.16	46d	1	0.69mi
1426 W 4th St Port Angeles, WA	3.0	2.0	2388	$2,800	$1.17	46d	1	1.13mi

Listing history 32 events

1. 2026-06-22
   days on market $559,900 Active 31 DOM
2. 2026-06-21
   days on market $559,900 Active 30 DOM
3. 2026-06-21
   days on market $559,900 Active 29 DOM
4. 2026-06-18
   days on market $559,900 Active 27 DOM
5. 2026-06-17
   days on market $559,900 Active 26 DOM
6. 2026-06-16
   days on market $559,900 Active 25 DOM
7. 2026-06-15
   days on market $559,900 Active 24 DOM
8. 2026-06-15
   days on market $559,900 Active 23 DOM
9. 2026-06-13
   days on market $559,900 Active 22 DOM
10. 2026-06-12
    days on market $559,900 Active 21 DOM
11. 2026-06-09
    pricedays on market $559,900 Active 18 DOM
12. 2026-06-08
    days on market $575,000 Active 17 DOM

    Show marketing remark (1179 chars)

    Tucked beyond a paved driveway and framed by crosswood fencing, fruit trees, blackberries, and natural landscaping, this home offers comfortable living and inviting indoor-outdoor spaces. A Northwest contemporary covered entry welcomes you inside, where hardwood floors add warmth and character. Multiple gathering spaces include a spacious family room, living room with propane fireplace and recessed lighting, and a formal dining area with direct access to the covered concrete patio and fully fenced backyard. The kitchen features oak cabinetry with custom pullouts, a full wall pantry, peninsula seating, and stainless steel appliances. Forced air heating provide comfortable living year-round. Outside, enjoy a private backyard retreat complete with a tool shed, garden area, brick patio, and fire pit, ideal for entertaining or quiet evenings at home. The attached double-car garage adds convenience for parking, home gym, storage, and more. The spacious primary suite offers a walk-in closet and an oversized ensuite with a soaking tub, walk-in shower, and double vanity. Blinds throughout complete this move-in ready home designed for both gathering and everyday comfort.

13. 2026-06-08
    days on market $575,000 Active 16 DOM

    Show marketing remark (1179 chars)

    Tucked beyond a paved driveway and framed by crosswood fencing, fruit trees, blackberries, and natural landscaping, this home offers comfortable living and inviting indoor-outdoor spaces. A Northwest contemporary covered entry welcomes you inside, where hardwood floors add warmth and character. Multiple gathering spaces include a spacious family room, living room with propane fireplace and recessed lighting, and a formal dining area with direct access to the covered concrete patio and fully fenced backyard. The kitchen features oak cabinetry with custom pullouts, a full wall pantry, peninsula seating, and stainless steel appliances. Forced air heating provide comfortable living year-round. Outside, enjoy a private backyard retreat complete with a tool shed, garden area, brick patio, and fire pit, ideal for entertaining or quiet evenings at home. The attached double-car garage adds convenience for parking, home gym, storage, and more. The spacious primary suite offers a walk-in closet and an oversized ensuite with a soaking tub, walk-in shower, and double vanity. Blinds throughout complete this move-in ready home designed for both gathering and everyday comfort.

14. 2026-06-07
    days on market $575,000 Active 15 DOM
15. 2026-06-03
    days on market $575,000 Active 12 DOM
16. 2026-06-02
    days on market $575,000 Active 11 DOM
17. 2026-06-02
    price $575,000 Active 10 DOM
18. 2026-06-01
    days on market $589,000 Active 10 DOM

    Show marketing remark (1179 chars)

    Tucked beyond a paved driveway and framed by crosswood fencing, fruit trees, blackberries, and natural landscaping, this home offers comfortable living and inviting indoor-outdoor spaces. A Northwest contemporary covered entry welcomes you inside, where hardwood floors add warmth and character. Multiple gathering spaces include a spacious family room, living room with propane fireplace and recessed lighting, and a formal dining area with direct access to the covered concrete patio and fully fenced backyard. The kitchen features oak cabinetry with custom pullouts, a full wall pantry, peninsula seating, and stainless steel appliances. Forced air heating provide comfortable living year-round. Outside, enjoy a private backyard retreat complete with a tool shed, garden area, brick patio, and fire pit, ideal for entertaining or quiet evenings at home. The attached double-car garage adds convenience for parking, home gym, storage, and more. The spacious primary suite offers a walk-in closet and an oversized ensuite with a soaking tub, walk-in shower, and double vanity. Blinds throughout complete this move-in ready home designed for both gathering and everyday comfort.

19. 2026-05-31
    days on market $589,000 Active 9 DOM
20. 2026-05-22
    listed $589,000 Active 1179-char remark

    Show marketing remark (1179 chars)

    Tucked beyond a paved driveway and framed by crosswood fencing, fruit trees, blackberries, and natural landscaping, this home offers comfortable living and inviting indoor-outdoor spaces. A Northwest contemporary covered entry welcomes you inside, where hardwood floors add warmth and character. Multiple gathering spaces include a spacious family room, living room with propane fireplace and recessed lighting, and a formal dining area with direct access to the covered concrete patio and fully fenced backyard. The kitchen features oak cabinetry with custom pullouts, a full wall pantry, peninsula seating, and stainless steel appliances. Forced air heating provide comfortable living year-round. Outside, enjoy a private backyard retreat complete with a tool shed, garden area, brick patio, and fire pit, ideal for entertaining or quiet evenings at home. The attached double-car garage adds convenience for parking, home gym, storage, and more. The spacious primary suite offers a walk-in closet and an oversized ensuite with a soaking tub, walk-in shower, and double vanity. Blinds throughout complete this move-in ready home designed for both gathering and everyday comfort.

21. 2026-05-22
    listed $589,000 Active

    Show marketing remark (1179 chars)

    Tucked beyond a paved driveway and framed by crosswood fencing, fruit trees, blackberries, and natural landscaping, this home offers comfortable living and inviting indoor-outdoor spaces. A Northwest contemporary covered entry welcomes you inside, where hardwood floors add warmth and character. Multiple gathering spaces include a spacious family room, living room with propane fireplace and recessed lighting, and a formal dining area with direct access to the covered concrete patio and fully fenced backyard. The kitchen features oak cabinetry with custom pullouts, a full wall pantry, peninsula seating, and stainless steel appliances. Forced air heating provide comfortable living year-round. Outside, enjoy a private backyard retreat complete with a tool shed, garden area, brick patio, and fire pit, ideal for entertaining or quiet evenings at home. The attached double-car garage adds convenience for parking, home gym, storage, and more. The spacious primary suite offers a walk-in closet and an oversized ensuite with a soaking tub, walk-in shower, and double vanity. Blinds throughout complete this move-in ready home designed for both gathering and everyday comfort.

22. 2021-11-24
    soldstatus $489,000 476-char remark

    Show marketing remark (476 chars)

    This spacious, modern 3 BR, 2.5 BA home is a breath of fresh air in Port Angeles that you will not want to miss! Two-story home features a formal entry, two separate living areas--one with gas fireplace. It features 8-ft ceilings, Brazilian teak wood floors, a formal dining room with picture window; a bright, open kitchen with high-end wood cabinetry. Upstairs are 3 bedrooms with a large Master Bedroom with en suite Master Bath and luxurious soaker tub and walk-in closet.

23. 2021-11-24
    soldstatus $489,000 Closed

    Show marketing remark (476 chars)

    This spacious, modern 3 BR, 2.5 BA home is a breath of fresh air in Port Angeles that you will not want to miss! Two-story home features a formal entry, two separate living areas--one with gas fireplace. It features 8-ft ceilings, Brazilian teak wood floors, a formal dining room with picture window; a bright, open kitchen with high-end wood cabinetry. Upstairs are 3 bedrooms with a large Master Bedroom with en suite Master Bath and luxurious soaker tub and walk-in closet.

24. 2021-11-24
    soldstatus $489,000

    Show marketing remark (476 chars)

    This spacious, modern 3 BR, 2.5 BA home is a breath of fresh air in Port Angeles that you will not want to miss! Two-story home features a formal entry, two separate living areas--one with gas fireplace. It features 8-ft ceilings, Brazilian teak wood floors, a formal dining room with picture window; a bright, open kitchen with high-end wood cabinetry. Upstairs are 3 bedrooms with a large Master Bedroom with en suite Master Bath and luxurious soaker tub and walk-in closet.

25. 2021-10-31
    status Pending
26. 2021-10-13
    status Active
27. 2021-10-08
    status Pending
28. 2021-10-06
    price $489,000
29. 2021-09-17
    listed $499,000 Active
30. 2009-12-24
    soldstatus $263,000
31. 2009-12-17
    soldstatus $263,000
32. 2009-04-21
    listed $275,000

ⓘ 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: $4,896 · $408/mo
• Projected year-2 tax: $5,487 · $457/mo
• Expected delta: +$591/yr (+$49/mo · 12.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥82°F today · 16 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: $70,980
• − Mortgage interest: −$31,363
• − Property taxes: −$4,896
• − Insurance: −$2,800
• − Repairs & maintenance: −$5,678
• − Management: −$5,678
• − Depreciation: −$16,288
• Taxable income: $4,277
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $12,118/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

+103.6% since first listed

17 events — show timeline

• 2026-06-08 Price Changed $559,900 OLS
• 2026-06-08 Price Changed $559,900 NWMLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $575,000 OLS
• 2026-06-01 Price Changed $575,000 NWMLS as Distributed by MLS Grid
• 2026-05-22 Listed $589,000 NWMLS as Distributed by MLS Grid
• 2026-05-22 Listed $589,000 OLS
• 2021-11-24 Sold (Public Records) $489,000 Public Records
• 2021-11-24 Sold (MLS) $489,000 OLS
• 2021-11-24 Sold (MLS) $489,000 NWMLS as Distributed by MLS Grid
• 2021-10-31 Pending — NWMLS as Distributed by MLS Grid
• 2021-10-13 Relisted — NWMLS as Distributed by MLS Grid
• 2021-10-08 Pending — NWMLS as Distributed by MLS Grid
• 2021-10-06 Price Changed $489,000 NWMLS as Distributed by MLS Grid
• 2021-09-17 Listed $499,000 NWMLS as Distributed by MLS Grid
• 2009-12-24 Sold (MLS) $263,000 NWMLS as Distributed by MLS Grid
• 2009-12-17 Sold (Public Records) $263,000 Public Records
• 2009-04-21 Listed $275,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2026): $4,896 · +3.2% YoY. Source: county tax records.