319 6th St · Blaine, WA 98230

$439,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 239 Days on market

Built 1995 6,098 sqft lot $329/sqft · 11% below area Est $481k · 9% under

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Why this score? — see what drove the D 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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.6/10.0

Listing remarks

Excellent investment property in quiet neighborhood in Blaine. Current renter move out date June 30, 2026. House occupied by long term reliable renters. Located in nice area of Blaine, close to schools, downtown and the Canadian Border. Primary bedroom has ensuite 3/4 bath. 2 additional bedrooms and 1 full bath. Also has a den for extra space. Low maintenance yard and landscaping.

Key facts

• Close to schools
• Low maintenance yard
• Investment property

Tags

• INVESTMENT PROPERTY
• QUIET NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO DOWNTOWN
• ENSUITE BATH
• LOW MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-781 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (31.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (44.4% below list).
• Recommended offer: $244k (44.4% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.2% in Blaine — 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 (#125 in WA, #2,491 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A; Watch: amenities F, cost of living F.
• Blaine School District (town): math 49% / reading 55% proficiency, ranked #120 of 291 in WA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blaine Elementary School (463 students, 54% FRL); Blaine Middle School (459 students, 54% FRL); Blaine High School (609 students, 46% FRL) — zoned schools average 51% FRL vs 33% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 461 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).
• This rent runs 34% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $47k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($386k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $175k; list at $439k implies a 151% gain — meaningful room to come down on a strong offer.

Recommended offer $243,919 (44.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.56% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.62%
• DSCR: 0.66
• GRM: 15.0

CMA / ARV

• ARV (median comp): $481,440
• List price: $439,000
• Delta: -8.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 H St	0.25mi	3/2.0	1,300 (-3%)	2mo	$487,000	$375	82
230 Peace Arch Ct	0.17mi	3/2.0	1,443 (+8%)	1mo	$510,000	$353	78
431 9th St	0.25mi	4/2.0 (+1)	1,320 (-1%)	11mo	$525,000	$398	72
30 Birch Ct	0.23mi	3/1.5	1,344 (+1%)	22mo	$475,000	$353	68
719 Peace Arch Ct	0.18mi	3/2.0	1,396 (+4%)	20mo	$455,000	$326	68
181 10th St	0.35mi	2/2.0 (-1)	1,464 (+10%)	8mo	$365,000	$249	56
218 11th St	0.38mi	3/3.0	1,474 (+10%)	11mo	$520,000	$353	52
978 Peace Portal Dr	0.56mi	3/1.0	1,494 (+12%)	3mo	$525,000	$351	47
948 3rd St	0.49mi	3/2.5	1,456 (+9%)	16mo	$610,000	$419	47
253 Cherry St	0.65mi	3/2.0	1,216 (-9%)	10mo	$520,300	$428	46
1242 Harrison Ave	0.67mi	3/2.0	1,413 (+6%)	20mo	$545,000	$386	43
1226 Blaine Ave	0.66mi	2/1.0 (-1)	1,283 (-4%)	20mo	$370,500	$289	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $189,428
• Equity at exit: $395,486

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $597,129
• Equity at exit: $852,880

Cash invested: $122,920 (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 98230

• Home prices YoY: 14.0%
• Rents YoY: 3.1%
• Active inventory: 461
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-781

Break-even live

Break-even rent $3,428

Max offer price $301,024

Occupancy floor —

Sensitivity live

Price	-10% $-533	-5% $-657	+0% $-781	+5% $-905	+10% $-1,030
Rent	-10% $-974	-5% $-877	+0% $-781	+5% $-685	+10% $-588
Rate	-1.0pp $-560	-0.5pp $-669	base $-781	+0.5pp $-895	+1.0pp $-1,011

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 B St Unit B Blaine, WA	3.0	2.0	1182	$2,100	$1.78	45d	1	0.34mi
399 H St Unit 3D Blaine, WA	2.0	1.5	929	$1,895	$2.04	15d	1	0.35mi
1350 Mitchell Ave Blaine, WA	2.0	1.0	1302	$2,095	$1.61	45d	1	0.78mi
2734 Oleander Loop Unit 101 Blaine, WA	3.0	2.5	1404	$2,500	$1.78	15d	1	1.37mi
2753 Oleander Loop Blaine, WA	3.0	2.5	1404	$2,498	$1.78	15d	1	1.39mi
2834 Shore Pine Pl Unit 103 Blaine, WA	3.0	2.5	1406	$2,395	$1.70	22d	1	1.45mi

Listing history 13 events

1. 2026-06-10
   days on market $439,000 Active 239 DOM
2. 2026-06-09
   days on market $439,000 Active 238 DOM
3. 2026-06-08
   days on market $439,000 Active 237 DOM
4. 2026-06-07
   days on market $439,000 Active 236 DOM
5. 2026-06-05
   days on market $439,000 Active 233 DOM
6. 2026-06-02
   days on market $439,000 Active 231 DOM
7. 2026-06-01
   days on market $439,000 Active 230 DOM
8. 2026-05-31
   days on market $439,000 Active 229 DOM
9. 2026-05-30
   days on market $439,000 Active 228 DOM
10. 2025-10-14
    listed $439,000 Active
11. 2005-05-13
    soldstatus $175,000
12. 2005-05-13
    soldstatus $175,000
13. 2005-02-03
    listed $178,900

ⓘ 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: $2,675 · $223/mo
• Projected year-2 tax: $4,302 · $359/mo
• Expected delta: +$1,627/yr (+$136/mo · 60.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥81°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,270
• − Mortgage interest: −$24,591
• − Property taxes: −$2,675
• − Insurance: −$2,195
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$12,771
• Taxable loss: −$17,645
• Est. tax savings @ 24.0%: +$4,235
• After-tax cash flow: $-5,138/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: Blaine School District
• NCES district ID: 5300570
• Math proficiency: 49% ▼ -1.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $57,085
• Composite: 47.05/100
• National rank: #5128
• State rank: #120 of 291 in WA

Livability — Blaine

• Score: 78/100
• State rank: #125
• US rank: #2491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blaine, WA
• County: Whatcom County · 209,776 people
• Metro: Bellingham, WA
• Population (ZIP): 18,744
• Household income: $86,623
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 454.0

Population outlook (Whatcom County) Hauer SSP2

• Today (2025): 240,408 people
• By 2030: 254,667 · +5.9%
• By 2040: 281,365 · +17.0%
• By 2050: 307,592 · +27.9%
• By 2075: 375,576 · +56.2%
• By 2100: 421,637 · +75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Asian 3% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Iranian 4% Lithuanian 3%
• Foreign-born: 13% · Canada, China
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Whatcom

• 2024 margin: Strong D (+24.9) · D 60.8% · R 35.9% · Other 3.3%
• 2008→2024 swing: +6.9pp toward D · 2008: 18.0pp · 2024: 24.9pp
• All cycles: 2024: D+24.9 2020: D+23.9 2016: D+17.7 2012: D+12.1 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 106.58%
• Current HPI: 868.68
• Rent YoY: ▲ 3.10%
• Metro: Bellingham, 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

+145.4% since first listed

4 events — show timeline

• 2025-10-14 Listed $439,000 NWMLS as Distributed by MLS Grid
• 2005-05-13 Sold (Public Records) $175,000 Public Records
• 2005-05-13 Sold (MLS) $175,000 NWMLS as Distributed by MLS Grid
• 2005-02-03 Listed $178,900 NWMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2026): $2,675 · +1.1% YoY. Source: county tax records.