1707 258th Pl · Ocean Park, WA 98640

$314,700

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 90 Days on market

Built 1920 10,019 sqft lot $410/sqft · 14% above area Est $277k · 14% over

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Why this score? — see what drove the D 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 +19.7/30.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

I am an adorable two bedroom beach cottage in Ocean Park. I sit on a 100 x 100 lot and have a newer septic system. I need some TLC because of deferred maintenance, so roll up your sleeves and make me shine! I am within walking distance to Jack's, Sentry Market, the post office and restaurants. Call your broker today to take a look at me!

Key facts

• Two decks
• Beach access
• Seaside community

Tags

• BEACH ACCESS
• QUARTER-ACRE LOT
• TWO DECKS
• DETACHED GARAGE
• SEASIDE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $371 ($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 $290k (7.8% below list).
• Recommended offer: $290k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.2% 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; 1 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $170k; list at $315k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,000 (7.8% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $276,953
• List price: $314,700
• Delta: 13.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 Bay Ave	0.12mi	2/1.0	736 (-4%)	4mo	$378,610	$514	84
26206 R St	0.21mi	1/1.0 (-1)	730 (-5%)	5mo	$131,000	$179	73
1310 260TH Pl	0.18mi	2/1.0	830 (+8%)	14mo	$348,000	$419	67
1307 262nd Pl	0.27mi	2/1.0	840 (+9%)	7mo	$208,000	$248	66
24402 P St	0.73mi	2/1.0	806 (+5%)	2mo	$230,000	$285	56
1412 253rd Pl	0.29mi	2/1.0	832 (+8%)	22mo	$90,000	$108	54
1512 270th Pl	0.58mi	2/1.0	864 (+12%)	5mo	$215,000	$249	48
27005 Park Ave	0.65mi	2/1.0	792 (+3%)	23mo	$50,000	$63	45
24402 U St	0.75mi	2/1.0	864 (+12%)	8mo	$150,000	$174	38

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-27,455
• Equity at exit: $46,923

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $6,090
• Equity at exit: $27,210

Cash invested: $88,116 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,650
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $371

Break-even live

Break-even rent $2,430

Max offer price $314,700

Occupancy floor 82%

Sensitivity live

Price	-10% $550	-5% $460	+0% $371	+5% $282	+10% $193
Rent	-10% $142	-5% $257	+0% $371	+5% $486	+10% $600
Rate	-1.0pp $530	-0.5pp $451	base $371	+0.5pp $290	+1.0pp $207

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: $78,675
• Closing costs: $9,441
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24904 J Pl Ocean Park, WA	2.0	1.0	900	$2,900	$3.22	45d	1	0.52mi

Listing history 26 events

1. 2026-06-21
   days on market $314,700 Active 90 DOM
2. 2026-06-21
   days on market $314,700 Active 89 DOM
3. 2026-06-18
   days on market $314,700 Active 87 DOM
4. 2026-06-17
   days on market $314,700 Active 86 DOM
5. 2026-06-16
   days on market $314,700 Active 85 DOM
6. 2026-06-15
   days on market $314,700 Active 84 DOM
7. 2026-06-15
   days on market $314,700 Active 83 DOM
8. 2026-06-13
   days on market $314,700 Active 82 DOM
9. 2026-06-12
   days on market $314,700 Active 81 DOM
10. 2026-06-10
    price $314,700 Active 78 DOM
11. 2026-06-09
    days on market $315,000 Active 78 DOM
12. 2026-06-08
    days on market $315,000 Active 77 DOM
13. 2026-06-08
    days on market $315,000 Active 76 DOM
14. 2026-06-07
    days on market $315,000 Active 75 DOM
15. 2026-06-03
    days on market $315,000 Active 72 DOM
16. 2026-06-02
    days on market $315,000 Active 71 DOM
17. 2026-06-01
    days on market $315,000 Active 70 DOM
18. 2026-05-31
    days on market $315,000 Active 69 DOM
19. 2026-04-14
    price $315,000
20. 2026-03-23
    listed $320,000 Active
21. 2021-10-27
    soldstatus $170,000 Sold 339-char remark

    Show marketing remark (339 chars)

    I am an adorable two bedroom beach cottage in Ocean Park. I sit on a 100 x 100 lot and have a newer septic system. I need some TLC because of deferred maintenance, so roll up your sleeves and make me shine! I am within walking distance to Jack's, Sentry Market, the post office and restaurants. Call your broker today to take a look at me!

22. 2021-10-27
    soldstatus $170,000 Closed

    Show marketing remark (339 chars)

    I am an adorable two bedroom beach cottage in Ocean Park. I sit on a 100 x 100 lot and have a newer septic system. I need some TLC because of deferred maintenance, so roll up your sleeves and make me shine! I am within walking distance to Jack's, Sentry Market, the post office and restaurants. Call your broker today to take a look at me!

23. 2021-10-08
    status Pending

    Show marketing remark (339 chars)

    I am an adorable two bedroom beach cottage in Ocean Park. I sit on a 100 x 100 lot and have a newer septic system. I need some TLC because of deferred maintenance, so roll up your sleeves and make me shine! I am within walking distance to Jack's, Sentry Market, the post office and restaurants. Call your broker today to take a look at me!

24. 2021-10-08
    status Pending 339-char remark

    Show marketing remark (339 chars)

    I am an adorable two bedroom beach cottage in Ocean Park. I sit on a 100 x 100 lot and have a newer septic system. I need some TLC because of deferred maintenance, so roll up your sleeves and make me shine! I am within walking distance to Jack's, Sentry Market, the post office and restaurants. Call your broker today to take a look at me!

25. 2021-09-29
    listed $189,000 Active 339-char remark

    Show marketing remark (339 chars)

    I am an adorable two bedroom beach cottage in Ocean Park. I sit on a 100 x 100 lot and have a newer septic system. I need some TLC because of deferred maintenance, so roll up your sleeves and make me shine! I am within walking distance to Jack's, Sentry Market, the post office and restaurants. Call your broker today to take a look at me!

26. 2021-09-29
    listed $189,000 Active

    Show marketing remark (339 chars)

    I am an adorable two bedroom beach cottage in Ocean Park. I sit on a 100 x 100 lot and have a newer septic system. I need some TLC because of deferred maintenance, so roll up your sleeves and make me shine! I am within walking distance to Jack's, Sentry Market, the post office and restaurants. Call your broker today to take a look at me!

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $3,084 · $257/mo
• Expected delta: +$1,426/yr (+$119/mo · 86.0%)

ⓘ 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 7 d/yr ≥74°F today · 16 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: $34,800
• − Mortgage interest: −$17,628
• − Property taxes: −$1,658
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$9,155
• Taxable loss: −$783
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $4,644/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

+66.7% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $315,000 NWMLS as Distributed by MLS Grid
• 2026-03-23 Listed $320,000 NWMLS as Distributed by MLS Grid
• 2021-10-27 Sold (MLS) $170,000 NWMLS as Distributed by MLS Grid
• 2021-10-27 Sold (MLS) $170,000 RMLS
• 2021-10-08 Pending — NWMLS as Distributed by MLS Grid
• 2021-10-08 Pending — RMLS
• 2021-09-29 Listed $189,000 NWMLS as Distributed by MLS Grid
• 2021-09-29 Listed $189,000 RMLS

Property tax history

+4.3%/yr

Latest (2026): $1,658 · -3.2% YoY. Source: county tax records.