16 Oyehut Rd · Oyehut, WA 98550

$198,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 105 Days on market

Built 1970 3,252 sqft lot $258/sqft · 35% below area Est $302k · 35% under $19/mo HOA · 1% of rent

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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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey Beach Cabin – Fully Furnished & Ready to Enjoy! Located just 0.5 miles from public beach access and minutes to downtown Ocean Shores, yet situated just outside the city limits for added privacy. Enjoy an easy stroll to the beach along with convenient access to local shops, dining, and recreational amenities. The home offers an inviting open-concept living area featuring vaulted ceilings with an exposed beam, cozy fireplace, and expansive picture window providing abundant natural light. Three bedrooms and a full bathroom create comfortable accommodations for full-time living or a coastal getaway. Full laundry setup included. Exterior features include a large covered carpo

Key facts

• Public beach access
• Cozy fireplace
• Vaulted ceilings

Tags

• PUBLIC BEACH ACCESS
• OPEN-CONCEPT LIVING AREA
• VAULTED CEILINGS
• COZY FIREPLACE
• EXPANSIVE PICTURE WINDOW
• LARGE COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (15.6% below list).
• Recommended offer: $167k (15.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#595 in WA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B+; Watch: health & safety C-, schools F, amenities F.
• North Beach School District (rural): math 32% / reading 44% proficiency, ranked #236 of 291 in WA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $198k implies a 187% gain — meaningful room to come down on a strong offer.

Recommended offer $167,149 (15.6% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.84% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $302,434
• List price: $198,000
• Delta: -34.53%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Oyehut Rd	0.21mi	2/1.0 (-1)	684 (-11%)	10mo	$112,000	$164	59

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,010
• Equity at exit: $29,522

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-15,003
• Equity at exit: $17,119

Cash invested: $55,440 (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 98550

• Active inventory: 154
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$82
• HOA: −$19
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $96

Break-even live

Break-even rent $1,549

Max offer price $198,000

Occupancy floor 89%

Sensitivity live

Price	-10% $208	-5% $152	+0% $96	+5% $40	+10% $-16
Rent	-10% $-36	-5% $30	+0% $96	+5% $162	+10% $228
Rate	-1.0pp $196	-0.5pp $147	base $96	+0.5pp $45	+1.0pp $-7

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
569 Sunset Ave NE Unit A Ocean Shores, WA	2.0	1.5	1001	$1,500	$1.50	44d	1	1.29mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 18 events

1. 2026-06-18
   days on market $198,000 Active 105 DOM
2. 2026-06-17
   days on market $198,000 Active 104 DOM
3. 2026-06-16
   days on market $198,000 Active 103 DOM
4. 2026-06-15
   days on market $198,000 Active 102 DOM
5. 2026-06-14
   days on market $198,000 Active 100 DOM
6. 2026-06-12
   days on market $198,000 Active 99 DOM
7. 2026-06-09
   days on market $198,000 Active 96 DOM
8. 2026-06-08
   days on market $198,000 Active 95 DOM
9. 2026-06-07
   days on market $198,000 Active 94 DOM
10. 2026-06-05
    days on market $198,000 Active 91 DOM
11. 2026-06-03
    days on market $198,000 Active 90 DOM
12. 2026-06-02
    days on market $198,000 Active 89 DOM
13. 2026-06-01
    days on market $198,000 Active 88 DOM
14. 2026-05-31
    days on market $198,000 Active 87 DOM
15. 2026-05-30
    days on market $198,000 Active 86 DOM
16. 2026-03-05
    listed $198,000 Active
17. 2011-12-09
    soldstatus $69,000
18. 2000-10-04
    soldstatus $50,000

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$929/yr (+$77/mo · 91.9%)

ⓘ 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 4 d/yr ≥72°F today · 11 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: $20,058
• − Mortgage interest: −$11,091
• − Property taxes: −$1,011
• − Insurance: −$990
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$228
• − Depreciation: −$5,760
• Taxable loss: −$2,232
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,692/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: North Beach School District
• NCES district ID: 5305700
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $40,966
• Composite: 34.46/100
• National rank: #10153
• State rank: #236 of 291 in WA

Livability — Oyehut

• Score: 44/100
• State rank: #595
• US rank: #26721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oyehut, WA
• County: Grays Harbor County · 44,693 people
• Metro: Aberdeen, WA
• Population (ZIP): 12,316
• Household income: $55,040
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 438.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Two or more races 6% Native American 4% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Romanian 4% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 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: ▼ -136.94%
• Current HPI: 249.3102
• Rent YoY: —
• Metro: Aberdeen, WA
• 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

+296.0% since first listed

3 events — show timeline

• 2026-03-05 Listed $198,000 NWMLS as Distributed by MLS Grid
• 2011-12-09 Sold (Public Records) $69,000 Public Records
• 2000-10-04 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2026): $1,011 · -4.0% YoY. Source: county tax records.