1725 W 13th St · Port Angeles, WA 98363

$400,000

2 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 10 Days on market

Built 1976 0.40 ac lot Est $457k · 12% under

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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 +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into the scenic West side of Port Angeles, this home offers a rare blend of privacy, natural beauty, and proximity to in-town amenities. Just minutes from the entrance to Olympic National Park, the location provides easy access to hiking, skiing, and year-round recreation, while still enjoying the quiet charm of a residential setting. This expansive lot features a circular driveway and oversized parking area in front of the two-car garage. On either side of the architecturally appealing gambrel style home are covered breezeways with timber posts paying homage to the region’s deep history. Throughout the shy half-acre property, the seller sought to create a native plant sanctuar

Key facts

• Covered breezeways
• En suite soaking tub
• Circular driveway

Tags

• CIRCULAR DRIVEWAY
• OVERSIZED PARKING AREA
• COVERED BREEZEWAYS
• NATIVE PLANT SANCTUARY
• TWO STORY MASONRY FIREPLACE
• EN SUITE SOAKING TUB

Property features AI

Finance

• Other: Living area reported as 1,792 (building area total); Calculated square footage listed as 2,176 (source: tax records)
• Financial info: Listing terms: Cash or Conventional

Exterior

• Parking: Detached garage (has garage) with covered parking for 2; 6 uncovered parking spaces; 704 sq ft garage (listed as garage size)
• Security: Fully fenced
• Utilities: Public water; Sewer connected; Electric and wood energy sources; City water and power provided by City of Port Angeles; City sewer service
• Home design: Single family residence (house); Two stories; Built on lot; Entry on main level; Facing direction not specified
• Construction: Wood construction; Metal roof; Poured concrete foundation; Effective year built: 1976
• Exterior features: Wood products siding; Deck; Patio; Fully fenced yard; Garden space; Wooded areas; Cable TV and high‑speed internet available; Curbs and paved access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms total — 1 main level bedroom and 1 upper-level primary bedroom; ADU/second living quarters includes 1 bedroom
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 1 full bathroom on the main level; 1 three-quarter bathroom on the upper level; 2 bathtubs and 1 shower
• Heating & cooling: Forced air heating; Heat pump; Forced air cooling
• Interior features: Dining room; Fireplace (wood burning); Skylights; Vaulted ceilings; Water heater (electric)
• Laundry & utility: Washer; Dryer; Utility room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Cap rate 11.3% 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.
• 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 $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $400,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.35% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $456,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 W 13th St	0.00mi	2/2.0	1,792 (0%)	0mo	$405,000	$226	100
1521 W 13th St	0.22mi	3/2.0 (+1)	1,832 (+2%)	10mo	$469,500	$256	72
1529 W 13th St	0.20mi	3/1.5 (+1)	1,652 (-8%)	2mo	$363,000	$220	69
1624 W 8th St	0.33mi	3/3.0 (+1)	1,760 (-2%)	6mo	$403,000	$229	67
1811 W Twelfth St	0.10mi	3/2.0 (+1)	1,586 (-12%)	9mo	$480,000	$303	64
1427 N Aurora Ct	0.52mi	3/2.0 (+1)	1,728 (-4%)	8mo	$639,000	$370	58
822 Madeline St	0.68mi	3/2.0 (+1)	1,728 (-4%)	5mo	$440,000	$255	53
2016 W Fourth St	0.66mi	3/2.0 (+1)	1,876 (+5%)	5mo	$469,000	$250	52
607 S H St	0.55mi	3/3.0 (+1)	1,920 (+7%)	5mo	$205,000	$107	50
818 Madeline St	0.69mi	3/2.0 (+1)	1,670 (-7%)	5mo	$520,000	$311	47
2131 W 7th St	0.62mi	3/2.0 (+1)	2,040 (+14%)	4mo	$430,000	$211	40
2340 Samara Pl	0.68mi	3/2.0 (+1)	1,530 (-15%)	8mo	$430,000	$281	32

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $40,449
• Equity at exit: $59,641

10-year hold

• IRR: 18.4%
• Equity multiple: 2.52×
• Total profit: $170,743
• Equity at exit: $34,585

Cash invested: $112,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $5,403 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$351 /mo · $4,216/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,135
• Net cashflow: $1,653

Break-even live

Break-even rent $3,311

Max offer price $400,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,879	-5% $1,766	+0% $1,653	+5% $1,540	+10% $1,427
Rent	-10% $1,226	-5% $1,440	+0% $1,653	+5% $1,866	+10% $2,080
Rate	-1.0pp $1,854	-0.5pp $1,755	base $1,653	+0.5pp $1,549	+1.0pp $1,444

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: $100,000
• Closing costs: $12,000
• 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	44d	1	0.63mi
1426 W 4th St Port Angeles, WA	3.0	2.0	2388	$2,800	$1.17	44d	1	0.69mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   listed $400,000 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: $4,216 · $351/mo
• Projected year-2 tax: $4,216 · $351/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $64,839
• − Mortgage interest: −$22,406
• − Property taxes: −$4,216
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,187
• − Management: −$5,187
• − Depreciation: −$11,636
• Taxable income: $14,206
• Est. tax owed @ 24.0%: −$3,410
• After-tax cash flow: $16,426/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

2 events — show timeline

• 2026-05-01 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-20 Listed $400,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2026): $4,216 · -10.4% YoY. Source: county tax records.