27702 Y Ln · Ocean Park, WA 98640

$199,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 5 Days on market

Built 1995 10,018 sqft lot Est $223k · 11% under

---

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 +26.2/30.0
• ARV discount +12.3/15.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer opportunity in the heart of Ocean Park, WA! This beautiful coastal property is your chance to add personal touches and make it truly your own. Featuring a large garage perfect for hobbies, storage, or a workspace, plus an expansive driveway offering tons of parking for vehicles, boats, or RVs. With endless potential, this is the ideal canvas for buyers looking to invest sweat equity into a stunning Pacific coast retreat.

Key facts

• Expansive driveway
• Large garage
• Endless potential

Tags

• LARGE GARAGE
• EXPANSIVE DRIVEWAY
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Lot approximately 0.23 acre; Lot recorded as 10,018 sq ft (approx. 10,000–14,999 sq ft)
• HOA & community: Not a senior community

Exterior

• Parking: 2 parking spaces; 2-car garage
• Utilities: Electric power; Well water; Standard septic sewer
• Home design: Single-family residence; Residential property; Not attached to another unit; Main level living area present; No view reported
• Construction: Built in 1995
• Exterior features: RV parking; RV/boat storage; Yard; Aluminum and vinyl siding

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom (Main level); 2nd bedroom (Main level); 3rd bedroom (Main level)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Hardwood floors; High ceilings; Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.4% vs local median 4.1% in Ocean Park — 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 72/100 on livability (#216 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, employment D+, 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.
• Zoned schools: Ocean Park Elementary (196 students, 76% FRL); Hilltop Elementary School (236 students, 70% FRL); Ilwaco High School (296 students, 64% FRL).
• Market conditions: 320 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $91k; list at $199k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $199,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $222,816
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2907 272nd St	0.27mi	2/2.0 (-1)	1,056 (0%)	11mo	$255,000	$241	73
26702 Dell St	0.53mi	2/2.0 (-1)	1,040 (-2%)	7mo	$277,000	$266	62
27508 V St	0.18mi	2/1.0 (-1)	952 (-10%)	8mo	$47,000	$49	60
27522 R Ln	0.39mi	3/1.0	972 (-8%)	23mo	$185,000	$190	46
27529 U St	0.25mi	2/1.0 (-1)	938 (-11%)	23mo	$198,000	$211	42

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $84
• Equity at exit: $29,672

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $41,659
• Equity at exit: $17,206

Cash invested: $55,720 (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 98640

• Home prices YoY: -26.7%
• Active inventory: 320
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $508

Break-even live

Break-even rent $1,637

Max offer price $199,000

Occupancy floor 73%

Sensitivity live

Price	-10% $621	-5% $564	+0% $508	+5% $452	+10% $395
Rent	-10% $328	-5% $418	+0% $508	+5% $598	+10% $688
Rate	-1.0pp $608	-0.5pp $558	base $508	+0.5pp $456	+1.0pp $404

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27906 U St Ocean Park, WA	3.0	2.5	1440	$2,600	$1.81	44d	1	0.35mi
29014 S Ln Ocean Park, WA	2.0	1.0	924	$1,700	$1.84	44d	1	0.75mi

Listing history 6 events

1. 2026-06-21
   days on market $199,000 Active 5 DOM
2. 2026-06-18
   price $199,000 Active 3 DOM
3. 2026-06-18
   days on market $214,000 Active 3 DOM
4. 2026-06-17
   days on market $214,000 Active 2 DOM
5. 2026-06-16
   remarks 430-char remark
6. 2026-06-16
   listed $214,000 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: $2,001 · $167/mo
• Projected year-2 tax: $2,001 · $167/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥74°F today · 11 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: $27,358
• − Mortgage interest: −$11,147
• − Property taxes: −$2,001
• − Insurance: −$995
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$5,789
• Taxable income: $3,049
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $5,363/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 — Ocean Park

• Score: 72/100
• State rank: #216
• US rank: #6161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Park, WA
• Population (ZIP): 5,107

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% German/W. Germanic 1%

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: ▼ -81.15%
• Current HPI: 222.8758
• 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

+134.4% since first listed

2 events — show timeline

• 2026-06-15 Listed $214,000 RMLS
• 2003-05-07 Sold (Public Records) $91,300 Public Records

Property tax history

+4.7%/yr

Latest (2026): $2,001 · -3.3% YoY. Source: county tax records.