1210 35th St · Ilwaco, WA 98644

$330,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 32 Days on market

Built 1979 7,500 sqft lot Est $393k · 16% 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 +18.9/30.0
• ARV discount +14.7/15.0
• Appreciation +7.3/10.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained and full of coastal charm, this versatile 2-bedroom plus bonus room home is ideally located on the desirable west side of Seaview with Community Commercial zoning offering unique residential, vacation, or business potential. Situated just blocks from the beach, this property places you within minutes of local restaurants, coffee shops, shopping, and other popular peninsula amenities while still offering a peaceful coastal setting. Inside, the home has been thoughtfully cared for and features a comfortable, functional layout with two bedrooms plus a bonus room perfect for guests, an office, hobby space, or additional sleeping area. The interior feels bright and inviting with

Key facts

• Coastal setting
• Bonus room
• Nearby parks

Tags

• BONUS ROOM
• COASTAL SETTING
• ATTRACTIVE CURB APPEAL
• NICELY MAINTAINED EXTERIOR
• EASY ACCESS TO BEACHES
• NEARBY PARKS

Property features AI

Finance

• Other: Zoned CC; Senior exemption: none indicated
• Financial info: Financing accepted: Cash, Conventional, Farm Home Loan, USDA Loan, VA Loan

Exterior

• Parking: Off-street parking; Driveway parking; 4 uncovered parking spaces
• Utilities: Electric and wood energy sources; Public water; Sewer connected
• Home design: Manufactured home (double wide) on its own land; One-story; Entry level: main; Facing direction not specified
• Construction: Built circa 2015 (effective year 2015); Wood construction; Composition roof; Tie-down foundation
• Exterior features: Deck; Wood products exterior; Garden space; Level lot; Has a view; Non-deeded water access (nearby)

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom on the main level; Additional bedroom on the main level; Bonus room on the main level; Living room on the main level
• Flooring: Vinyl plank; Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; No central cooling listed
• Interior features: Dining room; Fireplace (wood burning)
• Laundry & utility: No separate laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $330k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/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 $297k (9.9% below list).
• Recommended offer: $297k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#205 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, commute B+; Watch: health & safety C-, amenities F.
• Ocean Beach School District (rural): math 34% / reading 50% proficiency, ranked #212 of 291 in WA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 90 units permitted in Pacific County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (4.6% local appreciation)).
• Pacific County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $330k implies a 529% gain — meaningful room to come down on a strong offer.

Recommended offer $297,467 (9.9% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 0.90% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $393,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 30th St #8	0.23mi	3/2.0 (+1)	1,344 (+8%)	20mo	$190,000	$141	55
4406 L Pl	0.50mi	2/2.0	1,168 (-6%)	15mo	$368,270	$315	53

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

Projected returns pro-forma

4.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.97×
• Total profit: $89,818
• Equity at exit: $178,865

10-year hold

• IRR: 16.3%
• Equity multiple: 3.78×
• Total profit: $256,533
• Equity at exit: $302,167

Cash invested: $92,400 (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 98644

• Home prices YoY: 1.8%
• Active inventory: 25
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,975 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $338

Break-even live

Break-even rent $2,547

Max offer price $330,000

Occupancy floor 84%

Sensitivity live

Price	-10% $525	-5% $431	+0% $338	+5% $245	+10% $151
Rent	-10% $103	-5% $221	+0% $338	+5% $456	+10% $573
Rate	-1.0pp $504	-0.5pp $422	base $338	+0.5pp $253	+1.0pp $166

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $330,000 Active 32 DOM
2. 2026-06-18
   days on market $330,000 Active 30 DOM
3. 2026-06-17
   days on market $330,000 Active 29 DOM
4. 2026-06-16
   days on market $330,000 Active 28 DOM
5. 2026-06-15
   days on market $330,000 Active 27 DOM
6. 2026-06-15
   days on market $330,000 Active 26 DOM
7. 2026-06-13
   days on market $330,000 Active 25 DOM
8. 2026-06-12
   days on market $330,000 Active 24 DOM
9. 2026-06-09
   days on market $330,000 Active 21 DOM
10. 2026-06-08
    days on market $330,000 Active 20 DOM
11. 2026-06-08
    days on market $330,000 Active 19 DOM
12. 2026-06-07
    days on market $330,000 Active 18 DOM
13. 2026-06-03
    days on market $330,000 Active 15 DOM
14. 2026-06-02
    days on market $330,000 Active 14 DOM
15. 2026-06-01
    days on market $330,000 Active 13 DOM
16. 2026-05-31
    days on market $330,000 Active 12 DOM
17. 2026-05-19
    listed $330,000 Active
18. 2016-03-11
    soldstatus $52,500

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $3,234 · $270/mo
• Expected delta: +$1,507/yr (+$126/mo · 87.3%)

ⓘ 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 1/10 Low 8 d/yr ≥74°F today · 18 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: $35,696
• − Mortgage interest: −$18,485
• − Property taxes: −$1,727
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − Depreciation: −$9,600
• Taxable loss: −$1,477
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $4,411/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: Ocean Beach School District
• NCES district ID: 5306060
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $38,549
• Composite: 37.37/100
• National rank: #8929
• State rank: #212 of 291 in WA

Livability — Ilwaco

• Score: 73/100
• State rank: #205
• US rank: #5623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 686

Population outlook (Pacific County) Hauer SSP2

• Today (2025): 20,636 people
• By 2030: 20,137 · -2.4%
• By 2040: 19,041 · -7.7%
• By 2050: 18,504 · -10.3%
• By 2075: 17,403 · -15.7%
• By 2100: 16,241 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 7% Italian 6% Iranian 5%
• Foreign-born: 8% · Canada
• Languages at home: 79% English-only · Spanish 12% French/Haitian/Cajun 9%

Political lean MEDSL · Pacific

• 2024 margin: Toss-up / Even · D 48.1% · R 49.4% · Other 2.4%
• 2008→2024 swing: -15.4pp toward R · 2008: 14.1pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: R+1.1 2016: R+6.9 2012: D+11.4 2008: D+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.59%
• Current HPI: 254.3311
• 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

+528.6% since first listed

2 events — show timeline

• 2026-05-19 Listed $330,000 NWMLS as Distributed by MLS Grid
• 2016-03-11 Sold (Public Records) $52,500 Public Records

Property tax history

+4.4%/yr

Latest (2026): $1,727 · -15.0% YoY. Source: county tax records.