8 Memory Ln · Ocean City, WA 98569

$76,000

1 bd · 1.0 ba · 532 sqft · SingleFamily public records · 63 Days on market

Built 1954 3,920 sqft lot $143/sqft · 58% below area

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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
• Schools +3.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Occupied property no interior access. Do not disturb occupants. Sold strictly as-is with no inspections, contingencies, or walkthroughs prior to closing. Cash or hard money only. Buyer to verify all information and assume full responsibility for securing possession after closing. Prime value-add opportunity in a desirable coastal location priced for quick sale.

Key facts

• 3,920 sq ft lot
• Built 1954
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#576 in WA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, 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: 653 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.
• Current owner paid $47k; list at $76k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 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?
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: 1.64% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.72%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (median comp): $223,286
• List price: $76,000
• Delta: -65.96%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 1.84×
• Total profit: $17,870
• Equity at exit: $11,332

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $54,458
• Equity at exit: $6,571

Cash invested: $21,280 (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 98569

• Home prices YoY: -3.4%
• Active inventory: 653
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$80 /mo · $966/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $474

Break-even live

Break-even rent $646

Max offer price $76,000

Occupancy floor 57%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 State Route 109 Ocean Shores, WA	1.0	1.0	504	$1,400	$2.78	44d	1	0.37mi

Listing history 21 events

1. 2026-06-19
   days on market $76,000 Active 63 DOM
2. 2026-06-18
   days on market $76,000 Active 62 DOM
3. 2026-06-17
   days on market $76,000 Active 61 DOM
4. 2026-06-16
   days on market $76,000 Active 60 DOM
5. 2026-06-15
   days on market $76,000 Active 59 DOM
6. 2026-06-14
   days on market $76,000 Active 57 DOM
7. 2026-06-12
   days on market $76,000 Active 56 DOM
8. 2026-06-09
   days on market $76,000 Active 53 DOM
9. 2026-06-08
   days on market $76,000 Active 52 DOM
10. 2026-06-07
    days on market $76,000 Active 51 DOM
11. 2026-06-05
    days on market $76,000 Active 48 DOM
12. 2026-06-03
    days on market $76,000 Active 47 DOM
13. 2026-06-02
    days on market $76,000 Active 46 DOM
14. 2026-06-01
    days on market $76,000 Active 45 DOM
15. 2026-05-31
    days on market $76,000 Active 44 DOM
16. 2026-05-30
    days on market $76,000 Active 43 DOM
17. 2026-04-17
    listed $76,000 Active
18. 2004-11-03
    soldstatus $47,000
19. 2004-11-03
    soldstatus $47,000
20. 2004-06-17
    listed $49,900
21. 1999-07-19
    soldstatus $24,000

ⓘ 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: $966 · $80/mo
• Projected year-2 tax: $966 · $80/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 4 d/yr ≥74°F today · 9 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: $14,954
• − Mortgage interest: −$4,257
• − Property taxes: −$966
• − Insurance: −$380
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,211
• Taxable income: $4,748
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,546/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 — Ocean City

• Score: 51/100
• State rank: #576
• US rank: #25254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean City, WA
• County: Grays Harbor County · 44,693 people
• Metro: Aberdeen, WA
• Population (ZIP): 7,489
• Household income: $58,378
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 172.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Asian 3% Native American 3%
• Common ancestry: Portuguese 8% Iranian 5% Lithuanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 2% German/W. Germanic 2%

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: ▼ -13.33%
• Current HPI: 380.05
• 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

+216.7% since first listed

5 events — show timeline

• 2026-04-17 Listed $76,000 NWMLS as Distributed by MLS Grid
• 2004-11-03 Sold (Public Records) $47,000 Public Records
• 2004-11-03 Sold (MLS) $47,000 NWMLS as Distributed by MLS Grid
• 2004-06-17 Listed $49,900 NWMLS as Distributed by MLS Grid
• 1999-07-19 Sold (Public Records) $24,000 Public Records

Property tax history

+5.1%/yr

Latest (2026): $966 · +0.3% YoY. Source: county tax records.