1307 Ocean Shores Blvd Blvd SW Unit N14 · Ocean Shores, WA 98569

$99,500

1 bd · 1.0 ba · 771 sqft · Condo · 77 Days on market

Built 2005 Fair condition $129/sqft · 57% below area $590/mo HOA · 45% of rent

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Why this score? — see what drove the F 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).

• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at this affordable ground floor ocean front condo. Needs some upgrades but the price is right. Being sold "As Is". Imagine living on the beach listening to the crashing waves of the Pacific Ocean. This 1st-floor, easy access, north corner condo is located in the Ocean Crest North building, which features an elevator, 2 access stairs, fire sprinklers, and enclosed outdoor hallways. This condo features an open design with a slider to the patio. Kitchen with counter, all appliances, plenty of cabinet and counter space, and a closet with the stackable washer/dryer. Large open bedroom and a 3/4 bath. As a corner unit, it has extra windows in the living area to allow for mor

Key facts

• North corner condo
• Slider to patio
• Open design

Tags

• GROUND FLOOR OCEAN FRONT
• NORTH CORNER CONDO
• OPEN DESIGN
• SLIDER TO PATIO
• KITCHEN WITH COUNTER
• PLENTY OF CABINET SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (35.1% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $65k (35.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#424 in WA) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: schools C-, crime C-, health & safety C-.
• North Beach School District (rural): math 32% / reading 44% proficiency, ranked #236 of 291 in WA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 653 active listings in the ZIP; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grays Harbor County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $62k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $64,615 (35.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 3.39%
• Cash-on-cash: -10.38%
• DSCR: 0.54
• GRM: 6.3

CMA / ARV

• ARV (median comp): $229,637
• List price: $99,500
• Delta: -56.67%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -34.3%
• Equity multiple: -0.12×
• Total profit: $-31,095
• Equity at exit: $14,836

10-year hold

• IRR: -40.1%
• Equity multiple: -0.63×
• Total profit: $-45,295
• Equity at exit: $8,603

Cash invested: $27,860 (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 98569

• Home prices YoY: -3.4%
• Active inventory: 653
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$590
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-241

Break-even live

Break-even rent $1,617

Max offer price $64,615

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-207	+0% $-241	+5% $-275	+10% $-310
Rent	-10% $-345	-5% $-293	+0% $-241	+5% $-189	+10% $-137
Rate	-1.0pp $-191	-0.5pp $-216	base $-241	+0.5pp $-267	+1.0pp $-293

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-19
   days on market $99,500 Active 77 DOM
2. 2026-06-18
   days on market $99,500 Active 76 DOM
3. 2026-06-17
   days on market $99,500 Active 75 DOM
4. 2026-06-16
   days on market $99,500 Active 74 DOM
5. 2026-06-16
   price $99,500 Active 73 DOM
6. 2026-06-15
   days on market $144,900 Active 73 DOM
7. 2026-06-14
   days on market $144,900 Active 71 DOM
8. 2026-06-12
   days on market $144,900 Active 70 DOM
9. 2026-06-09
   days on market $144,900 Active 67 DOM
10. 2026-06-08
    days on market $144,900 Active 66 DOM
11. 2026-06-07
    days on market $144,900 Active 65 DOM
12. 2026-06-05
    days on market $144,900 Active 62 DOM
13. 2026-06-03
    days on market $144,900 Active 61 DOM
14. 2026-06-02
    days on market $144,900 Active 60 DOM
15. 2026-06-01
    days on market $144,900 Active 59 DOM
16. 2026-05-31
    days on market $144,900 Active 58 DOM
17. 2026-05-30
    days on market $144,900 Active 57 DOM
18. 2026-05-03
    price $144,900
19. 2026-04-03
    listed $162,000 Active
20. 2025-01-02
    historical $1,350
21. 2024-12-20
    listed $1,350
22. 2023-06-22
    historical
23. 2017-09-01
    soldstatus $80,500 Sold
24. 2017-08-18
    status Pending
25. 2017-08-16
    status Active
26. 2017-07-13
    status Pending Inspection
27. 2017-03-27
    listed $85,000 Active

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

Taxation est. · year 1

• Rental income: $15,745
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − HOA: −$7,080
• − Depreciation: −$2,895
• Taxable loss: −$4,312
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $-1,858/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 · 6 photos

Fair 45/100 Moderate rehab

This affordable oceanfront condo requires moderate renovations to improve its condition and increase its value. Key areas for improvement include exterior landscaping, interior painting, and replacing worn carpet.

Repairs flagged

• Major exterior landscaping — Signage area is overgrown and needs trimming
• Major hallway carpet — Worn and dirty, needs replacement
• Minor door frames — Slight damage, can be repaired

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the appearance and value of the property
• Both Replace worn carpet in hallway — New carpet will enhance the aesthetic and functionality of the space
• Both Landscaping and exterior maintenance — A well-maintained exterior can significantly boost curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior landscaping · Signage area is overgrown and needs trimming	Major	$15,000–50,000
hallway carpet · Worn and dirty, needs replacement	Major	$15,000–50,000
door frames · Slight damage, can be repaired	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the appearance and value of the property ↑
• Both Replace worn carpet in hallway — New carpet will enhance the aesthetic and functionality of the space ↑
• Both Landscaping and exterior maintenance — A well-maintained exterior can significantly boost curb appeal and property value ↑

ⓘ 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: North Beach School District
• NCES district ID: 5305700
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $40,966
• Composite: 34.46/100
• National rank: #10153
• State rank: #236 of 291 in WA

Livability — Ocean Shores

• Score: 62/100
• State rank: #424
• US rank: #16852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Shores, WA
• County: Grays Harbor County · 44,693 people
• City population: 7,187
• Metro: Aberdeen, WA
• Population (ZIP): 7,489
• Household income: $58,378
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 172.0

Population outlook (Grays Harbor County) Hauer SSP2

• Today (2025): 66,443 people
• By 2030: 63,255 · -4.8%
• By 2040: 56,466 · -15.0%
• By 2050: 50,516 · -24.0%
• By 2075: 39,296 · -40.9%
• By 2100: 31,142 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Asian 3% Native American 3%
• Common ancestry: Portuguese 8% Iranian 5% Lithuanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 2% German/W. Germanic 2%

Political lean MEDSL · Grays Harbor

• 2024 margin: Lean R (+6.0) · D 45.6% · R 51.6% · Other 2.8%
• 2008→2024 swing: -20.6pp toward R · 2008: 14.6pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+6.6 2016: R+7.1 2012: D+14.0 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.33%
• Current HPI: 380.05
• Rent YoY: —
• Metro: Aberdeen, WA
• 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

+70.5% since first listed

10 events — show timeline

• 2026-05-03 Price Changed $144,900 NWMLS as Distributed by MLS Grid
• 2026-04-03 Listed $162,000 NWMLS as Distributed by MLS Grid
• 2025-01-02 Rental Removed $1,350 APPFOLIO
• 2024-12-20 Listed for Rent $1,350 APPFOLIO
• 2023-06-22 Rental Removed — APPFOLIO
• 2017-09-01 Sold (MLS) $80,500 NWMLS as Distributed by MLS Grid
• 2017-08-18 Pending — NWMLS as Distributed by MLS Grid
• 2017-08-16 Relisted — NWMLS as Distributed by MLS Grid
• 2017-07-13 Pending — NWMLS as Distributed by MLS Grid
• 2017-03-27 Listed $85,000 NWMLS as Distributed by MLS Grid