304 14th St NW #117 · Long Beach, WA 98631

$45,000

1 bd · 2.0 ba · 682 sqft · Condo · 21 Days on market

Built 1974 $587/mo HOA · 40% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Oceanfront Escape on the Long Beach Peninsula | Resort Amenities & Stunning Views. Enjoy breathtaking ocean and dune views from this beautifully remodeled, fully furnished 1-bedroom, 2-bathroom coastal condo. Perfectly designed to sleep up to four guests in comfort and style. Nestled in one of Washington's most sought-after beachside destinations, this turnkey vacation property delivers unbeatable value with true resort-style living. Spend your days exploring miles of pristine coastline, competing on the pickleball courts, or simply soaking up the coastal scenery. When you're ready to unwind, take a dip in the indoor pool, relax in the hot tub, or gather around the community fire pits

Key facts

• Fitness center
• Hot tub
• Private balcony

Tags

• PRIVATE BALCONY
• INDOOR POOL
• HOT TUB
• FITNESS CENTER
• EASY BEACH ACCESS
• WALKING DISTANCE TO DOWNTOWN

Property features AI

Finance

• Other: Building name: Chautauqua Resor; Calculated building area: 682 square feet; Senior exemption: no
• Financial info: Cash listing terms
• HOA & community: Monthly association fee of $587 (includes common area maintenance); HOA contact: Ken Marmion; Pets allowed; 60 units in the community

Exterior

• Parking: Off-street parking
• Utilities: Electric energy source; City of Long Beach water; City of Long Beach sewer; PUD power; CenturyLink internet
• Home design: Attached condominium; One-level condo unit (unit on floor 1); Three-story building; Built/effective 1974; Flat roof
• Construction: Stone and wood construction; Flat roof
• Exterior features: Stone and wood exterior; Wood products; Curbed lot features; Has view (see remarks)

Interior

• Kitchen: Dishwasher; Kitchen with eating space
• Bedrooms: One bedroom on the main level (primary bedroom on main)
• Flooring: Laminate
• Bathrooms: Two full bathrooms on the main level (two bathtubs, two showers)
• Heating & cooling: Baseboard heating; Wall furnace; No central air
• Interior features: Fireplace (electric); Water heater (boiler/central)
• Laundry & utility: Central water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($44k) 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.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $44,325 (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: 3.30% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 2.5

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: 20.6%
• Equity multiple: 1.85×
• Total profit: $10,660
• Equity at exit: $6,710

10-year hold

• IRR: 29.1%
• Equity multiple: 3.66×
• Total profit: $33,462
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$587
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $276

Break-even live

Break-even rent $1,137

Max offer price $45,000

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: $11,250
• Closing costs: $1,350
• 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 22 events

1. 2026-06-18
   days on market $45,000 Active 21 DOM
2. 2026-06-17
   days on market $45,000 Active 20 DOM
3. 2026-06-16
   days on market $45,000 Active 19 DOM
4. 2026-06-15
   days on market $45,000 Active 18 DOM
5. 2026-06-15
   days on market $45,000 Active 17 DOM
6. 2026-06-13
   days on market $45,000 Active 16 DOM
7. 2026-06-12
   days on market $45,000 Active 15 DOM
8. 2026-06-09
   days on market $45,000 Active 12 DOM
9. 2026-06-08
   days on market $45,000 Active 11 DOM
10. 2026-06-08
    days on market $45,000 Active 10 DOM
11. 2026-06-07
    days on market $45,000 Active 9 DOM
12. 2026-06-03
    days on market $45,000 Active 6 DOM
13. 2026-06-02
    days on market $45,000 Active 5 DOM
14. 2026-06-01
    days on market $45,000 Active 4 DOM
15. 2026-05-31
    days on market $45,000 Active 3 DOM
16. 2026-05-28
    listed $45,000 Active
17. 2024-05-16
    soldstatus $40,000 Closed
18. 2024-04-18
    status Pending
19. 2024-04-12
    listed $42,000 Active
20. 2019-04-19
    soldstatus $18,500 Sold
21. 2019-04-05
    status Pending
22. 2019-03-13
    listed $19,500 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 · 18 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: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − HOA: −$7,044
• − Depreciation: −$1,309
• Taxable income: $3,204
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $2,541/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

+130.8% since first listed

7 events — show timeline

• 2026-05-28 Listed $45,000 NWMLS as Distributed by MLS Grid
• 2024-05-16 Sold (MLS) $40,000 NWMLS as Distributed by MLS Grid
• 2024-04-18 Pending — NWMLS as Distributed by MLS Grid
• 2024-04-12 Listed $42,000 NWMLS as Distributed by MLS Grid
• 2019-04-19 Sold (MLS) $18,500 NWMLS as Distributed by MLS Grid
• 2019-04-05 Pending — NWMLS as Distributed by MLS Grid
• 2019-03-13 Listed $19,500 NWMLS as Distributed by MLS Grid