2013 E 4th Ave · Port Angeles East, WA 98362

$75,000

2 bd · 1.0 ba · 910 sqft · Manufactured public records · 2 Days on market

Built 1964 0.30 ac lot Est $147k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Port Angeles' Gales Addition. Situated on a double-sized lot along a paved street, this entire property is being sold as-is and offers a valuable canvas for redevelopment, investment, or a fresh start. The existing 1964 single-wide mobile home is not habitable, with the value primarily in the land and existing utility infrastructure. Property features include PUD power, water at the street, a detached workshop building, and an existing septic system that has been inspected, with repairs or upgrades likely needed. Whether you're considering placement of a new manufactured home, a custom build, or another vision for the site, this property offers potential in a neighborhood experiencing ongoing renewal and improvement. Bring your tools, creativity, and vision to unlock the possibilities this oversized parcel has to offer.

Key facts

• Double-sized lot
• Pud water and power
• 0.3 acre lot

Tags

• DOUBLE-SIZED LOT
• DETACHED WORKSHOP BUILDING
• EXISTING SEPTIC SYSTEM
• PUD WATER AND POWER

Property features AI

Finance

• Other: Lot includes Lots 14–16 and vacated alley (approximately 0.3012 acres, ~75 x 175'); Vegetation: brush; Zoning: LD (county jurisdiction); Site features include value in land
• Financial info: Listing terms: Cash

Exterior

• Parking: Driveway parking; Covered parking for 1 vehicle
• Utilities: Electric service (Clallam County PUD); Public water (Clallam County PUD); Private septic; Electric water heater
• Home design: Manufactured single-wide home; Single-story; West-facing; Has a view; Condition: fixer
• Construction: Built circa 1964 (effective year); Metal/vinyl construction; Torch down roof; Block and pier/pillar foundation
• Exterior features: Metal/vinyl exterior; Outbuildings; Paved access

Interior

• Kitchen: Appliances listed in remarks
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom with tub and shower
• Heating & cooling: Forced air heating; No cooling
• Interior features: Water heater
• Laundry & utility: See remarks for included appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 23.6% vs local median 1.4% in Port Angeles East — 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 (#162 in WA, #3,899 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: employment D+, health & safety D, amenities 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.
• Zoned schools: Roosevelt Elementary School (406 students, 64% FRL); Stevens Middle School (492 students, 63% FRL); Port Angeles High School (989 students, 57% FRL) — zoned schools average 61% FRL vs 46% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 273 active listings in the ZIP; 1 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $75,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.67% ✓
• Cap rate: 23.61%
• Cash-on-cash: 61.83%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $147,420
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2033 E Sixth Ave	0.14mi	2/1.0	988 (+9%)	21mo	$160,000	$162	62

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: 60.7%
• Equity multiple: 3.70×
• Total profit: $56,779
• Equity at exit: $11,183

10-year hold

• IRR: 65.4%
• Equity multiple: 7.58×
• Total profit: $138,253
• Equity at exit: $6,485

Cash invested: $21,000 (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 98362

• Active inventory: 273
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,082

Break-even live

Break-even rent $630

Max offer price $75,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,124	-5% $1,103	+0% $1,082	+5% $1,061	+10% $1,040
Rent	-10% $924	-5% $1,003	+0% $1,082	+5% $1,161	+10% $1,240
Rate	-1.0pp $1,120	-0.5pp $1,101	base $1,082	+0.5pp $1,063	+1.0pp $1,043

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2938 E Walnut St Unit 5 Port Angeles, WA	2.0	1.0	740	$2,000	$2.70	45d	1	1.25mi

Listing history 4 events

1. 2026-06-04
   status $75,000 Pending 2 DOM
2. 2026-06-03
   days on market $75,000 Active 2 DOM
3. 2026-06-02
   remarks 699-char remark
4. 2026-06-02
   listed $75,000 Active 1 DOM

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $881 · $73/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥81°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$4,201
• − Property taxes: −$881
• − Insurance: −$375
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,182
• Taxable income: $12,521
• Est. tax owed @ 24.0%: −$3,005
• After-tax cash flow: $9,979/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 East

• Score: 75/100
• State rank: #162
• US rank: #3899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Angeles East, WA
• Population (ZIP): 23,907

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 6% Portuguese 6% Lithuanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

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: ▼ -340.90%
• Current HPI: 189.7112
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $75,000 OLS
• 2026-06-01 Listed $75,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2026): $881 · -0.2% YoY. Source: county tax records.