1934 W 8th St · Port Angeles, WA 98363

$610,000

3 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 104 Days on market

Built 2020 8,754 sqft lot $342/sqft · 34% above area Est $457k · 34% over

---

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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new! This immaculate, one level home on a dead end street feels so cozy and inviting that you'll never want to leave. Built in 2020, this 3 bed 2 bath light filled home has a great room with a beautiful kitchen, you'll look forward to cooking in. The butlers pantry has space to store appliances out of sight, while still keeping your snacks within reach. Spacious primary bedroom with a large walk in closet, bathroom w/ step-in shower, vertical towel warmer and recently added lighting. Upgraded features throughout including fabric blinds, oil rubbed bronze fixtures, 2nd vertical towel warmer in the guest bath, and top of the line ceiling fans throughout. Laundry room has plenty of storage, a countertop & utility sink. The 2 car garage has a 220V heater and plenty of space for all your things. The fully fenced backyard is a private oasis with a new deck, terraced garden with a variety of plants including Spanish lavender, patio with 10' x 13' umbrella, fire pit area, cedar fence and a saltwater hot tub that's all ready to go for your house warming party. Come see, you won't be disappointed!

Key facts

• Saltwater hot tub
• Cedar fence
• Butlers pantry

Tags

• BUTLERS PANTRY
• WALK IN CLOSET
• VERTICAL TOWEL WARMER
• CEDAR FENCE
• SALTWATER HOT TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $610k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $610k).
• Recommended offer: $555k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $4k of loan paydown is wiped out by about $18k 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 104 days — a 9% lower offer ($555k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $555,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (median comp): $456,735
• List price: $610,000
• Delta: 33.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 W 13th St	0.40mi	2/2.0 (-1)	1,792 (+0%)	0mo	$405,000	$226	75
2016 W Fourth St	0.28mi	3/2.0	1,876 (+5%)	5mo	$469,000	$250	75
822 Madeline St	0.39mi	3/2.0	1,728 (-3%)	5mo	$440,000	$255	72
1624 W 8th St	0.36mi	3/3.0	1,760 (-2%)	6mo	$403,000	$229	72
818 Madeline St	0.39mi	3/2.0	1,670 (-6%)	5mo	$520,000	$311	67
1427 N Aurora Ct	0.54mi	3/2.0	1,728 (-3%)	8mo	$639,000	$370	63
2131 W 7th St	0.23mi	3/2.0	2,040 (+14%)	4mo	$430,000	$211	63
1811 W Twelfth St	0.30mi	3/2.0	1,586 (-11%)	9mo	$480,000	$303	60
1529 W 13th St	0.55mi	3/1.5	1,652 (-8%)	2mo	$363,000	$220	58
2439 W 12th St	0.60mi	3/2.0	1,647 (-8%)	3mo	$599,000	$364	56
607 S H St	0.56mi	3/3.0	1,920 (+8%)	5mo	$205,000	$107	53
2340 Samara Pl	0.55mi	3/2.0	1,530 (-14%)	8mo	$430,000	$281	44

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-15,415
• Equity at exit: $90,953

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $93,706
• Equity at exit: $52,742

Cash invested: $170,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $6,568 medium
• Mortgage (P&I): −$3,199
• Tax from tax record: −$424 /mo · $5,087/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,379
• Net cashflow: $1,312

Break-even live

Break-even rent $4,908

Max offer price $610,000

Occupancy floor 75%

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: $152,500
• Closing costs: $18,300
• 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	0.21mi
1426 W 4th St Port Angeles, WA	3.0	2.0	2388	$2,800	$1.17	44d	1	0.63mi

Listing history 29 events

1. 2026-06-18
   days on market $610,000 Active 104 DOM
2. 2026-06-17
   days on market $610,000 Active 103 DOM
3. 2026-06-16
   days on market $610,000 Active 102 DOM
4. 2026-06-15
   days on market $610,000 Active 101 DOM
5. 2026-06-15
   days on market $610,000 Active 100 DOM
6. 2026-06-13
   days on market $610,000 Active 99 DOM
7. 2026-06-12
   days on market $610,000 Active 98 DOM
8. 2026-06-09
   days on market $610,000 Active 95 DOM
9. 2026-06-08
   days on market $610,000 Active 94 DOM
10. 2026-06-08
    days on market $610,000 Active 93 DOM
11. 2026-06-07
    days on market $610,000 Active 92 DOM
12. 2026-06-03
    days on market $610,000 Active 89 DOM
13. 2026-06-02
    days on market $610,000 Active 88 DOM
14. 2026-06-01
    days on market $610,000 Active 87 DOM
15. 2026-05-31
    days on market $610,000 Active 86 DOM
16. 2026-04-22
    price $610,000 1122-char remark

    Show marketing remark (1122 chars)

    Better than new! This immaculate, one level home on a dead end street feels so cozy and inviting that you'll never want to leave. Built in 2020, this 3 bed 2 bath light filled home has a great room with a beautiful kitchen, you'll look forward to cooking in. The butlers pantry has space to store appliances out of sight, while still keeping your snacks within reach. Spacious primary bedroom with a large walk in closet, bathroom w/ step-in shower, vertical towel warmer and recently added lighting. Upgraded features throughout including fabric blinds, oil rubbed bronze fixtures, 2nd vertical towel warmer in the guest bath, and top of the line ceiling fans throughout. Laundry room has plenty of storage, a countertop & utility sink. The 2 car garage has a 220V heater and plenty of space for all your things. The fully fenced backyard is a private oasis with a new deck, terraced garden with a variety of plants including Spanish lavender, patio with 10' x 13' umbrella, fire pit area, cedar fence and a saltwater hot tub that's all ready to go for your house warming party. Come see, you won't be disappointed!

17. 2026-04-22
    price $610,000

    Show marketing remark (1122 chars)

    Better than new! This immaculate, one level home on a dead end street feels so cozy and inviting that you'll never want to leave. Built in 2020, this 3 bed 2 bath light filled home has a great room with a beautiful kitchen, you'll look forward to cooking in. The butlers pantry has space to store appliances out of sight, while still keeping your snacks within reach. Spacious primary bedroom with a large walk in closet, bathroom w/ step-in shower, vertical towel warmer and recently added lighting. Upgraded features throughout including fabric blinds, oil rubbed bronze fixtures, 2nd vertical towel warmer in the guest bath, and top of the line ceiling fans throughout. Laundry room has plenty of storage, a countertop & utility sink. The 2 car garage has a 220V heater and plenty of space for all your things. The fully fenced backyard is a private oasis with a new deck, terraced garden with a variety of plants including Spanish lavender, patio with 10' x 13' umbrella, fire pit area, cedar fence and a saltwater hot tub that's all ready to go for your house warming party. Come see, you won't be disappointed!

18. 2026-03-06
    listed $625,000 Active 1122-char remark

    Show marketing remark (1122 chars)

    Better than new! This immaculate, one level home on a dead end street feels so cozy and inviting that you'll never want to leave. Built in 2020, this 3 bed 2 bath light filled home has a great room with a beautiful kitchen, you'll look forward to cooking in. The butlers pantry has space to store appliances out of sight, while still keeping your snacks within reach. Spacious primary bedroom with a large walk in closet, bathroom w/ step-in shower, vertical towel warmer and recently added lighting. Upgraded features throughout including fabric blinds, oil rubbed bronze fixtures, 2nd vertical towel warmer in the guest bath, and top of the line ceiling fans throughout. Laundry room has plenty of storage, a countertop & utility sink. The 2 car garage has a 220V heater and plenty of space for all your things. The fully fenced backyard is a private oasis with a new deck, terraced garden with a variety of plants including Spanish lavender, patio with 10' x 13' umbrella, fire pit area, cedar fence and a saltwater hot tub that's all ready to go for your house warming party. Come see, you won't be disappointed!

19. 2026-03-05
    listed $625,000 Active
20. 2022-08-15
    soldstatus $575,000 Closed

    Show marketing remark (530 chars)

    Built in 2020, this 1-story home perched in the desirable Seamount neighborhood commands curb appeal & class! Hardi plank/stone siding, covered composite decks, landscaping, concrete drive, Milgard windows, ductless heat pump, 9' ceilings, lifeproof vinyl flooring, quartz countertops, stainless appliances & farm sink, walk-in pantry w/ built-ins, amazing master bath w/ double vanity, heated towel rack, floor to ceiling tile, walk in closet & barn door! Dead end street, short walk to school, park, and beach!

21. 2022-08-15
    soldstatus $575,000 530-char remark

    Show marketing remark (530 chars)

    Built in 2020, this 1-story home perched in the desirable Seamount neighborhood commands curb appeal & class! Hardi plank/stone siding, covered composite decks, landscaping, concrete drive, Milgard windows, ductless heat pump, 9' ceilings, lifeproof vinyl flooring, quartz countertops, stainless appliances & farm sink, walk-in pantry w/ built-ins, amazing master bath w/ double vanity, heated towel rack, floor to ceiling tile, walk in closet & barn door! Dead end street, short walk to school, park, and beach!

22. 2022-08-15
    soldstatus $575,000

    Show marketing remark (530 chars)

    Built in 2020, this 1-story home perched in the desirable Seamount neighborhood commands curb appeal & class! Hardi plank/stone siding, covered composite decks, landscaping, concrete drive, Milgard windows, ductless heat pump, 9' ceilings, lifeproof vinyl flooring, quartz countertops, stainless appliances & farm sink, walk-in pantry w/ built-ins, amazing master bath w/ double vanity, heated towel rack, floor to ceiling tile, walk in closet & barn door! Dead end street, short walk to school, park, and beach!

23. 2022-07-08
    status Pending
24. 2022-06-30
    listed $559,000 Active
25. 2020-05-08
    soldstatus $410,000
26. 2020-05-08
    soldstatus $410,000
27. 2020-05-08
    soldstatus $410,000
28. 2020-02-26
    listed $425,000
29. 2019-04-25
    soldstatus $25,000

ⓘ 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: $5,087 · $424/mo
• Projected year-2 tax: $5,978 · $498/mo
• Expected delta: +$891/yr (+$74/mo · 17.5%)

ⓘ 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 · 18 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: $78,815
• − Mortgage interest: −$34,169
• − Property taxes: −$5,087
• − Insurance: −$3,050
• − Repairs & maintenance: −$6,305
• − Management: −$6,305
• − Depreciation: −$17,745
• Taxable income: $6,153
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $14,263/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

+2340.0% since first listed

14 events — show timeline

• 2026-04-22 Price Changed $610,000 OLS
• 2026-04-22 Price Changed $610,000 NWMLS as Distributed by MLS Grid
• 2026-03-06 Listed $625,000 OLS
• 2026-03-05 Listed $625,000 NWMLS as Distributed by MLS Grid
• 2022-08-15 Sold (Public Records) $575,000 Public Records
• 2022-08-15 Sold (MLS) $575,000 OLS
• 2022-08-15 Sold (MLS) $575,000 NWMLS as Distributed by MLS Grid
• 2022-07-08 Pending — NWMLS as Distributed by MLS Grid
• 2022-06-30 Listed $559,000 NWMLS as Distributed by MLS Grid
• 2020-05-08 Sold (Public Records) $410,000 Public Records
• 2020-05-08 Sold (MLS) $410,000 NWMLS as Distributed by MLS Grid
• 2020-05-08 Sold (MLS) $410,000 OLS
• 2020-02-26 Listed $425,000 NWMLS as Distributed by MLS Grid
• 2019-04-25 Sold (Public Records) $25,000 Public Records

Property tax history

+19.3%/yr

Latest (2026): $5,087 · +2.6% YoY. Source: county tax records.