48591 Hwy 112 · Port Angeles, WA 98363

$205,000

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 79 Days on market

Built 1971 0.82 ac lot $256/sqft · 9% below area Est $225k · 9% under

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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 +18.4/30.0
• ARV discount +11.5/15.0
• DSCR +5.8/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this affordable rustic retreat set on nearly an acre of level, usable land—perfect for those seeking space, privacy, and access to the outdoors. A charming, oversized covered front porch stretches the full length of the home, offering an ideal spot to relax and enjoy the fresh air year-round. This 2 bed/1 bath double wide manufactured home has a brand-new furnace as well as a cozy pellet stove. The wall between the two bedrooms was partially opened up to create a larger space but could easily be restored to two individual bedrooms. The property features a massive 704 sq ft detached garage, providing ample space for RV, boat, or vehicle parking, along with additional storage or workshop potential. The fenced front yard enhances privacy and includes five mature, fruit-producing trees—apple, pear, and cherry—adding both beauty and functionality to the landscape. With easy-to-maintain grounds and plenty of room for gardening, this property is ready for your personal touch. Ideally located in the heart of outdoor recreation, you'll be surrounded by opportunities for fishing, hiking, and exploring nearby lakes and beaches, making this home a perfect getaway or full-time residence for nature lovers.

Key facts

• Cozy pellet stove
• Level yard
• Fenced in front yard

Tags

• LARGE COVERED FRONT PORCH
• BRAND NEW FURNACE
• COZY PELLET STOVE
• FENCED IN FRONT YARD
• CRESCENT WATER SHARE
• LEVEL YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $180k (12.2% below list).
• Recommended offer: $180k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Crescent School District (rural): math 30% / reading 55% proficiency, ranked #206 of 291 in WA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $1k of loan paydown is wiped out by about $6k 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 79 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $205k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $180,010 (12.2% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $225,000
• List price: $205,000
• Delta: -8.89%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-21,098
• Equity at exit: $30,566

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-3,007
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $192

Break-even live

Break-even rent $1,557

Max offer price $205,000

Occupancy floor 84%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $205,000 Active 79 DOM
2. 2026-06-17
   days on market $205,000 Active 78 DOM
3. 2026-06-16
   days on market $205,000 Active 77 DOM
4. 2026-06-15
   days on market $205,000 Active 76 DOM
5. 2026-06-15
   days on market $205,000 Active 75 DOM
6. 2026-06-13
   days on market $205,000 Active 74 DOM
7. 2026-06-12
   days on market $205,000 Active 73 DOM
8. 2026-06-09
   days on market $205,000 Active 70 DOM
9. 2026-06-08
   days on market $205,000 Active 69 DOM
10. 2026-06-08
    days on market $205,000 Active 68 DOM
11. 2026-06-05
    days on market $205,000 Active 66 DOM
12. 2026-06-03
    days on market $205,000 Active 64 DOM
13. 2026-06-02
    days on market $205,000 Active 63 DOM
14. 2026-06-01
    days on market $205,000 Active 62 DOM
15. 2026-05-31
    days on market $205,000 Active 61 DOM
16. 2026-05-05
    listed $225,000 Active 1238-char remark

    Show marketing remark (1238 chars)

    Discover this affordable rustic retreat set on nearly an acre of level, usable land—perfect for those seeking space, privacy, and access to the outdoors. A charming, oversized covered front porch stretches the full length of the home, offering an ideal spot to relax and enjoy the fresh air year-round. This 2 bed/1 bath double wide manufactured home has a brand-new furnace as well as a cozy pellet stove. The wall between the two bedrooms was partially opened up to create a larger space but could easily be restored to two individual bedrooms. The property features a massive 704 sq ft detached garage, providing ample space for RV, boat, or vehicle parking, along with additional storage or workshop potential. The fenced front yard enhances privacy and includes five mature, fruit-producing trees—apple, pear, and cherry—adding both beauty and functionality to the landscape. With easy-to-maintain grounds and plenty of room for gardening, this property is ready for your personal touch. Ideally located in the heart of outdoor recreation, you'll be surrounded by opportunities for fishing, hiking, and exploring nearby lakes and beaches, making this home a perfect getaway or full-time residence for nature lovers.

17. 2026-03-31
    listed $225,000 Active
18. 2019-04-09
    soldstatus $100,000 490-char remark

    Show marketing remark (490 chars)

    Enjoy all that nature has to offer with your cozy house close to Salt Creek, Lake Crescent, Olympic National Park and much more! Listen to the seasonal creek that runs along the back property line. Make this your retreat away from it all or live here year round, either way you'll love the country life! The over 700 sq ft garage is great for storage and the flat yard is perfect for your garden! Relax by the heat of the pellet stove in the cool months and play outside in the warm months.

19. 2019-04-09
    soldstatus $100,000

    Show marketing remark (490 chars)

    Enjoy all that nature has to offer with your cozy house close to Salt Creek, Lake Crescent, Olympic National Park and much more! Listen to the seasonal creek that runs along the back property line. Make this your retreat away from it all or live here year round, either way you'll love the country life! The over 700 sq ft garage is great for storage and the flat yard is perfect for your garden! Relax by the heat of the pellet stove in the cool months and play outside in the warm months.

20. 2016-05-20
    soldstatus $66,500
21. 2016-05-20
    soldstatus $66,500
22. 2016-05-20
    soldstatus $66,500
23. 2016-03-14
    listed $68,500

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$1,170/yr (+$97/mo · 139.4%)

ⓘ 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 1/10 Low 7 d/yr ≥84°F today · 14 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: $21,601
• − Mortgage interest: −$11,483
• − Property taxes: −$839
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,964
• Taxable loss: −$1,166
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $2,580/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: Crescent School District
• NCES district ID: 5301830
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $49,845
• Composite: 38.83/100
• National rank: #8345
• State rank: #206 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

• 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

+228.5% since first listed

8 events — show timeline

• 2026-05-05 Listed $225,000 OLS
• 2026-03-31 Listed $225,000 NWMLS as Distributed by MLS Grid
• 2019-04-09 Sold (Public Records) $100,000 Public Records
• 2019-04-09 Sold (MLS) $100,000 OLS
• 2016-05-20 Sold (Public Records) $66,500 Public Records
• 2016-05-20 Sold (MLS) $66,500 OLS
• 2016-05-20 Sold (MLS) $66,500 NWMLS as Distributed by MLS Grid
• 2016-03-14 Listed $68,500 NWMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2026): $839 · +3.0% YoY. Source: county tax records.