304 14th St SW #223 · Long Beach, WA 98631

$50,000

1 bd · 2.0 ba · 682 sqft · Condo · 7 Days on market

Built 1974 Fair condition $600/mo HOA · 40% of rent ↓ 28% since listing

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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 +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy coastal living in this attractively priced ocean-view condo hotel unit on the peninsula. This unique, fully furnished 1-bedroom, 2-bath condotel is a corner unit with more windows for more light, and it offers a comfortable and convenient getaway with kitchen appliances included for turnkey enjoyment. Relax and unwind with resort-style amenities including an indoor pool, hot tub, fire pits, complimentary bicycles, pickleball courts, and RV parking. Explore nearby beaches, scenic coastline activities, and local attractions just moments away. Owner-use guidelines allow up to 21 days per month, including 1 weekend per month in July and August, 1–2 weekends in other months, and 1 de

Key facts

• Firepits
• Hot tub
• Rv parking

Tags

• OCEAN VIEW
• FULLY FURNISHED
• INDOOR POOL
• HOT TUB
• RV PARKING
• FIREPITS

Property features AI

Finance

• Other: Part of a 60-unit community (3-story building); Unit located on the 2nd floor; Common features include parking, pool, sauna, and moorage; Bus line nearby
• Financial info: Listing terms: cash
• HOA & community: Homeowners association with monthly fee of $600; HOA covers cable TV, central hot water, common area maintenance, internet, lawn service, road maintenance, sewer, trash, and water; Building amenities include elevator, indoor pool, hot tub, sauna, laundry room, moorage, RV parking, trails, and high-speed internet availability; Pets allowed

Exterior

• Parking: Off-street parking; RV parking available; Uncovered parking
• Security: Outside entry (building/community)
• Utilities: Electric energy source; Water service by Long Beach; Sewer service by Long Beach; Power by PUD; Cable: Spectrum; Internet: CenturyLink
• Home design: Attached condominium; One-level condo unit; End unit; West-facing; Unit has a view; Entry at main level; Located in Chautauqua Resort building
• Construction: Cement plank, stone, and wood construction; Flat roof; Built as part of a multi-family structure
• Exterior features: Cement planked exterior; Stone accents; Wood and wood products; Curbs and sidewalks; Paved and secluded setting; Open space nearby; High voltage line on lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: One bedroom (main level)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms; Two bathtubs
• Heating & cooling: Baseboard heating; Wall furnace; No cooling; Insulated windows
• Interior features: Electric cooking; Fireplace; Water heater (central building, boiler)
• Laundry & utility: Laundry room available in building

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 11.8% vs local median 3.0% in Long Beach — 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 (#133 in WA, #2,635 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, amenities A-; Watch: employment C-, commute 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: 122 active listings in the ZIP; 90 units permitted in Pacific County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pacific County population projected at -10% 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 $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $50,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.97% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.57%
• DSCR: 1.87
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.49×
• Total profit: $6,829
• Equity at exit: $7,455

10-year hold

• IRR: 21.5%
• Equity multiple: 2.88×
• Total profit: $26,258
• Equity at exit: $4,323

Cash invested: $14,000 (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 98631

• Home prices YoY: -17.6%
• Active inventory: 122
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$600
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $228

Break-even live

Break-even rent $1,197

Max offer price $50,000

Occupancy floor 80%

Sensitivity live

Price	-10% $263	-5% $246	+0% $228	+5% $211	+10% $194
Rent	-10% $111	-5% $170	+0% $228	+5% $287	+10% $346
Rate	-1.0pp $253	-0.5pp $241	base $228	+0.5pp $215	+1.0pp $202

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,830
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − HOA: −$7,200
• − Depreciation: −$1,455
• Taxable income: $2,522
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $2,134/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This corner unit condo hotel is in fair condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Kitchen appliances — Dated design

Value-add opportunities

• Both Painting and updating kitchen appliances — Enhances curb appeal and interior aesthetics
• Both Replacing carpet with a more modern material — Improves comfort and appearance
• Both Updating kitchen countertops — Enhances functionality and aesthetics
• Both Updating bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Kitchen appliances · Dated design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting and updating kitchen appliances — Enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet with a more modern material — Improves comfort and appearance ↑
• Both Updating kitchen countertops — Enhances functionality and aesthetics ↑
• Both Updating bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Long Beach

• Score: 78/100
• State rank: #133
• US rank: #2635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Beach, WA
• Population (ZIP): 3,468

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 5% Slovak 5% Romanian 3%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -51.26%
• Current HPI: 240.5056
• 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

-28.0% since first listed

3 events — show timeline

• 2026-06-01 Sold (MLS) $36,000 NWMLS as Distributed by MLS Grid
• 2026-05-07 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-30 Listed $50,000 NWMLS as Distributed by MLS Grid