2016 W 10th St · Port Angeles, WA 98363

$325,000

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 48 Days on market

Built 1953 1.00 ac lot $345/sqft · 11% below area Est $367k · 11% under

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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 +15.3/30.0
• ARV discount +12.6/15.0
• Schools +5.2/10.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home on just shy of one acre inside the city limits! This 2-bedroom, 1 bath home has LOADS of potential! Original hardwood floors and a cozy wood stove in the living room. Updated kitchen with a separate sunny dining nook, a large utility room, with walk in storage, pantry and laundry. Don't miss the bonus room, perfect for an office, studio, game or craft room. Recent improvements include a new septic system and drain field (2022), new exterior paint, new kitchen sink, and bathroom cabinet. The fully rebuilt bonus room features all-new flooring, electrical, internet, drywall, and windows, creating a versatile, move-in-ready space. The property backs to a greenbelt for added privacy, with ample room to build a shop, garden, or park your toys. A rare opportunity for an extra large lot and close-to-town convenience.

Key facts

• Pantry
• Walk in storage
• Sunny dining nook

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED KITCHEN
• SUNNY DINING NOOK
• LARGE UTILITY ROOM
• WALK IN STORAGE
• PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (14.2% below list).
• Recommended offer: $279k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.7% 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 $2k of loan paydown is wiped out by about $10k 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 48 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $278,810 (14.2% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (median comp): $366,919
• List price: $325,000
• Delta: -11.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1839 13th	0.25mi	1/1.0 (-1)	888 (-6%)	10mo	$300,000	$338	66
1833 W 12th St	0.20mi	3/1.0 (+1)	1,073 (+14%)	2mo	$389,000	$363	60
1802 W 11th	0.26mi	3/2.0 (+1)	1,064 (+13%)	6mo	$380,000	$357	52
1403 W 8th St	0.71mi	3/1.0 (+1)	972 (+3%)	6mo	$327,000	$336	52
1916 W 4th St	0.43mi	2/1.0	848 (-10%)	18mo	$380,000	$448	48
1717 W 6th St	0.45mi	3/2.0 (+1)	1,056 (+12%)	4mo	$335,000	$317	46

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-45,000
• Equity at exit: $48,459

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-29,480
• Equity at exit: $28,100

Cash invested: $91,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,788 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $121

Break-even live

Break-even rent $2,635

Max offer price $325,000

Occupancy floor 91%

Sensitivity live

Price	-10% $305	-5% $213	+0% $121	+5% $29	+10% $-63
Rent	-10% $-99	-5% $11	+0% $121	+5% $231	+10% $342
Rate	-1.0pp $285	-0.5pp $204	base $121	+0.5pp $37	+1.0pp $-49

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 Park View Ln Port Angeles, WA	1.0–2.0	1.0	727	$3,200	$4.40	44d	1	0.65mi
1215 U.S. 101 Unit 27 Port Angeles, WA	1.0	1.0	550	$1,550	$2.82	44d	1	1.47mi

Listing history 11 events

1. 2026-05-18
   status Pending

   Show marketing remark (834 chars)

   Charming home on just shy of one acre inside the city limits! This 2-bedroom, 1 bath home has LOADS of potential! Original hardwood floors and a cozy wood stove in the living room. Updated kitchen with a separate sunny dining nook, a large utility room, with walk in storage, pantry and laundry. Don't miss the bonus room, perfect for an office, studio, game or craft room. Recent improvements include a new septic system and drain field (2022), new exterior paint, new kitchen sink, and bathroom cabinet. The fully rebuilt bonus room features all-new flooring, electrical, internet, drywall, and windows, creating a versatile, move-in-ready space. The property backs to a greenbelt for added privacy, with ample room to build a shop, garden, or park your toys. A rare opportunity for an extra large lot and close-to-town convenience.

2. 2026-05-18
   status Pending 834-char remark

   Show marketing remark (834 chars)

   Charming home on just shy of one acre inside the city limits! This 2-bedroom, 1 bath home has LOADS of potential! Original hardwood floors and a cozy wood stove in the living room. Updated kitchen with a separate sunny dining nook, a large utility room, with walk in storage, pantry and laundry. Don't miss the bonus room, perfect for an office, studio, game or craft room. Recent improvements include a new septic system and drain field (2022), new exterior paint, new kitchen sink, and bathroom cabinet. The fully rebuilt bonus room features all-new flooring, electrical, internet, drywall, and windows, creating a versatile, move-in-ready space. The property backs to a greenbelt for added privacy, with ample room to build a shop, garden, or park your toys. A rare opportunity for an extra large lot and close-to-town convenience.

3. 2026-04-22
   price $329,900 834-char remark

   Show marketing remark (834 chars)

   Charming home on just shy of one acre inside the city limits! This 2-bedroom, 1 bath home has LOADS of potential! Original hardwood floors and a cozy wood stove in the living room. Updated kitchen with a separate sunny dining nook, a large utility room, with walk in storage, pantry and laundry. Don't miss the bonus room, perfect for an office, studio, game or craft room. Recent improvements include a new septic system and drain field (2022), new exterior paint, new kitchen sink, and bathroom cabinet. The fully rebuilt bonus room features all-new flooring, electrical, internet, drywall, and windows, creating a versatile, move-in-ready space. The property backs to a greenbelt for added privacy, with ample room to build a shop, garden, or park your toys. A rare opportunity for an extra large lot and close-to-town convenience.

4. 2026-04-22
   price $329,900

   Show marketing remark (834 chars)

   Charming home on just shy of one acre inside the city limits! This 2-bedroom, 1 bath home has LOADS of potential! Original hardwood floors and a cozy wood stove in the living room. Updated kitchen with a separate sunny dining nook, a large utility room, with walk in storage, pantry and laundry. Don't miss the bonus room, perfect for an office, studio, game or craft room. Recent improvements include a new septic system and drain field (2022), new exterior paint, new kitchen sink, and bathroom cabinet. The fully rebuilt bonus room features all-new flooring, electrical, internet, drywall, and windows, creating a versatile, move-in-ready space. The property backs to a greenbelt for added privacy, with ample room to build a shop, garden, or park your toys. A rare opportunity for an extra large lot and close-to-town convenience.

5. 2026-04-03
   listed $349,000 Active
6. 2026-04-02
   listed $349,000 Active 834-char remark

   Show marketing remark (834 chars)

   Charming home on just shy of one acre inside the city limits! This 2-bedroom, 1 bath home has LOADS of potential! Original hardwood floors and a cozy wood stove in the living room. Updated kitchen with a separate sunny dining nook, a large utility room, with walk in storage, pantry and laundry. Don't miss the bonus room, perfect for an office, studio, game or craft room. Recent improvements include a new septic system and drain field (2022), new exterior paint, new kitchen sink, and bathroom cabinet. The fully rebuilt bonus room features all-new flooring, electrical, internet, drywall, and windows, creating a versatile, move-in-ready space. The property backs to a greenbelt for added privacy, with ample room to build a shop, garden, or park your toys. A rare opportunity for an extra large lot and close-to-town convenience.

7. 2022-06-17
   soldstatus $260,000 Closed

   Show marketing remark (434 chars)

   Excellent opportunity with lots of potential! Sitting on just shy one acre, attached carport and 196 sq ft storage shop. Hardwood and vinyl plank flooring throughout, interior has been freshly painted, living room with a wood burning fireplace, dining nook off the kitchen and large laundry room. Extra room for storage in the hallway linen closets. Close to the Olympic Discovery Trail, Ediz Hook, Marina and Schools and Downtown PA!

8. 2022-06-17
   soldstatus $260,000 434-char remark

   Show marketing remark (434 chars)

   Excellent opportunity with lots of potential! Sitting on just shy one acre, attached carport and 196 sq ft storage shop. Hardwood and vinyl plank flooring throughout, interior has been freshly painted, living room with a wood burning fireplace, dining nook off the kitchen and large laundry room. Extra room for storage in the hallway linen closets. Close to the Olympic Discovery Trail, Ediz Hook, Marina and Schools and Downtown PA!

9. 2022-06-17
   soldstatus $260,000

   Show marketing remark (434 chars)

   Excellent opportunity with lots of potential! Sitting on just shy one acre, attached carport and 196 sq ft storage shop. Hardwood and vinyl plank flooring throughout, interior has been freshly painted, living room with a wood burning fireplace, dining nook off the kitchen and large laundry room. Extra room for storage in the hallway linen closets. Close to the Olympic Discovery Trail, Ediz Hook, Marina and Schools and Downtown PA!

10. 2022-05-16
    status Pending
11. 2022-05-11
    listed $268,000 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: $2,899 · $242/mo
• Projected year-2 tax: $3,185 · $265/mo
• Expected delta: +$286/yr (+$24/mo · 9.9%)

ⓘ 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 1/10 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: $33,457
• − Mortgage interest: −$18,205
• − Property taxes: −$2,899
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$9,455
• Taxable loss: −$4,080
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $2,434/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

+23.1% since first listed

11 events — show timeline

• 2026-05-18 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-18 Pending — OLS
• 2026-04-22 Price Changed $329,900 OLS
• 2026-04-22 Price Changed $329,900 NWMLS as Distributed by MLS Grid
• 2026-04-03 Listed $349,000 NWMLS as Distributed by MLS Grid
• 2026-04-02 Listed $349,000 OLS
• 2022-06-17 Sold (Public Records) $260,000 Public Records
• 2022-06-17 Sold (MLS) $260,000 OLS
• 2022-06-17 Sold (MLS) $260,000 NWMLS as Distributed by MLS Grid
• 2022-05-16 Pending — NWMLS as Distributed by MLS Grid
• 2022-05-11 Listed $268,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2026): $2,899 · -8.6% YoY. Source: county tax records.