804 Monroe St · Hoquiam, WA 98550

$100,000

3 bd · 1.5 ba · 1,624 sqft · SingleFamily public records · 2 Days on market

Built 1910 4,792 sqft lot $62/sqft · 60% 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
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Hoquiam! This 3-bedroom, 2-bath home offers a solid starting point with a roof approximately 5 years old. The property features spacious rooms, a classic floor plan, and a welcoming front porch that reflects the charm and character of an older home. Bring your vision and creativity to restore and update this home to its full potential. Whether you’re an investor or a buyer looking for a project, this property offers strong upside in a convenient Hoquiam location and the chance to build equity through improvements.

Key facts

• Classic floor plan
• 4,792 sq ft lot
• Built 1910

Tags

• WELCOMING FRONT PORCH
• CLASSIC FLOOR PLAN

Property features AI

Finance

• Other: Living area recorded as 1,624 (public records)
• Financial info: Listing terms: Cash

Exterior

• Parking: No parking
• Utilities: Public water (City of Hoquiam); Sewer connected (City of Hoquiam); Power by Grays Harbor PUD; Energy sources: Electric and wood
• Home design: Single-family house; Two levels; Main-level entry; Faces a view
• Construction: Built in 1910 (effective year); Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Wood exterior; Wood products; Built on lot

Interior

• Bedrooms: Three bedrooms (all on the upper level)
• Flooring: Hardwood flooring; Laminate flooring; Vinyl flooring
• Bathrooms: One full bath; One half bath; One main-level full bathroom
• Heating & cooling: Wood stove / free-standing heating; No central cooling
• Interior features: Electric fireplace; Level topography; Has view

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.0% vs local median 3.8% in Hoquiam — 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 75/100 on livability (#171 in WA, #4,268 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, schools D-.
• Hoquiam School District (town): math 30% / reading 41% proficiency, ranked #250 of 291 in WA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 41% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $18k; list at $100k implies a 467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.88% ✓
• Cap rate: 15.98%
• Cash-on-cash: 34.60%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $248,337
• List price: $100,000
• Delta: -43.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Emerald Ct	0.17mi	4/2.0 (+1)	1,671 (+3%)	1mo	$299,900	$179	79
1102 Soule Ave	0.12mi	3/1.5	1,472 (-9%)	6mo	$240,000	$163	74
800 Rayonier Ave	0.38mi	2/1.0 (-1)	1,678 (+3%)	0mo	$112,000	$67	70
714 Monroe St	0.05mi	3/1.0	1,392 (-14%)	4mo	$158,500	$114	69
456 Upper Grand Ave	0.42mi	3/1.5	1,556 (-4%)	7mo	$315,000	$202	68
419 Hyde Park Dr	0.44mi	2/1.5 (-1)	1,492 (-8%)	3mo	$330,000	$221	59
249 Karr Ave	0.73mi	3/1.5	1,612 (-1%)	8mo	$320,000	$199	58
1410 C St	0.53mi	3/1.0	1,493 (-8%)	6mo	$245,000	$164	55
305 Fillmore St	0.59mi	3/1.0	1,482 (-9%)	2mo	$240,000	$162	54
1309 Riverside Ave	0.52mi	3/1.5	1,384 (-15%)	7mo	$165,000	$119	45
412 5th St	0.65mi	4/2.0 (+1)	1,474 (-9%)	3mo	$277,000	$188	45
343 Karr Ave	0.65mi	3/2.0	1,814 (+12%)	8mo	$231,325	$128	42

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $8,331
• Equity at exit: $14,910

10-year hold

• IRR: 17.0%
• Equity multiple: 2.42×
• Total profit: $39,624
• Equity at exit: $8,646

Cash invested: $28,000 (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 98550

• Active inventory: 154
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $381

Break-even live

Break-even rent $1,393

Max offer price $100,000

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Emerson Ave Hoquiam, WA	4.0	2.0	1800	$1,800	$1.00	44d	1	0.48mi

Listing history 17 events

1. 2026-06-01
   status $100,000 Pending 2 DOM
2. 2026-05-31
   days on market $100,000 Active 2 DOM
3. 2026-05-13
   price $139,900
4. 2026-05-07
   price $149,900
5. 2026-04-27
   listed $169,900 Active
6. 2015-01-25
   status Pending
7. 2015-01-23
   soldstatus $17,650 Sold
8. 2014-11-13
   price $36,900
9. 2014-10-03
   price $37,900
10. 2014-08-21
    soldstatus $36,715
11. 2014-08-01
    listed $41,900 Active
12. 2013-08-01
    soldstatus $36,749
13. 2002-08-21
    soldstatus $15,999
14. 2002-08-15
    soldstatus $15,999
15. 2001-11-08
    listed $38,000
16. 2001-10-23
    soldstatus $42,293
17. 2001-09-19
    soldstatus $42,293

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥77°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,504
• − Mortgage interest: −$5,602
• − Property taxes: −$1,297
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$2,909
• Taxable income: $3,477
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $3,735/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: Hoquiam School District
• NCES district ID: 5303660
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $39,039
• Composite: 32.31/100
• National rank: #10914
• State rank: #250 of 291 in WA

Livability — Hoquiam

• Score: 75/100
• State rank: #171
• US rank: #4268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoquiam, WA
• County: Grays Harbor County · 44,693 people
• City population: 12,316
• 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

+136.4% since first listed

14 events — show timeline

• 2026-06-01 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-29 Listed $100,000 NWMLS as Distributed by MLS Grid
• 2015-01-25 Pending — NWMLS as Distributed by MLS Grid
• 2015-01-23 Sold (MLS) $17,650 NWMLS as Distributed by MLS Grid
• 2014-11-13 Price Changed $36,900 NWMLS as Distributed by MLS Grid
• 2014-10-03 Price Changed $37,900 NWMLS as Distributed by MLS Grid
• 2014-08-21 Sold (Public Records) $36,715 Public Records
• 2014-08-01 Listed $41,900 NWMLS as Distributed by MLS Grid
• 2013-08-01 Sold (Public Records) $36,749 Public Records
• 2002-08-21 Sold (MLS) $15,999 NWMLS as Distributed by MLS Grid
• 2002-08-15 Sold (Public Records) $15,999 Public Records
• 2001-11-08 Listed $38,000 NWMLS as Distributed by MLS Grid
• 2001-10-23 Sold (Public Records) $42,293 Public Records
• 2001-09-19 Sold (Public Records) $42,293 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,297 · +2.8% YoY. Source: county tax records.