1209 36th St · Long Beach, WA 98644

$374,900

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 14 Days on market

Built 1895 6,098 sqft lot Est $461k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Appreciation +7.3/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Seaview sits at the south end of the Long Beach Peninsula, a few hours from Portland and Seattle but a slower world than either. Turn-of-the-century cottages, tall pines, the Discovery Trail through the dunes, and the beach close enough that the ocean carries through the yard and into the house at night. 1209 36th Street is an updated coastal home with approximately 1,722 square feet, three bedrooms, and two baths. The main floor has two bedrooms, a comfortable living room with a stone fireplace, a separate dining room, and an updated kitchen with granite counters, wood cabinetry, and stainless appliances. Upstairs, the private primary suite is set apart from the rest of the house, with its

Key facts

• Deck off the house
• Mature shade tree
• Fenced yard

Tags

• UPDATED COASTAL HOME
• PRIVATE PRIMARY SUITE
• MAJOR RENOVATION
• FENCED YARD
• DECK OFF THE HOUSE
• MATURE SHADE TREE

Property features AI

Finance

• Financial info: Financing available: Cash, Conventional, FHA, USDA, VA

Exterior

• Parking: Driveway
• Security: Partially fenced
• Utilities: Public water (City of Long Beach); Sewer connected (Seaview); Electric power (PUD #2); Water heater: electric (located in pantry); Energy sources: Electric and Pellet
• Home design: Single family residence; One and one-half story; Main level entry; Built on lot; Good condition; Facing unspecified direction
• Construction: Cement plank siding; Composition roof; Block foundation; Effective year built 2015
• Exterior features: Deck; Partially fenced yard; Propane available; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range; Pantry
• Bedrooms: 3 bedrooms (2 on main level, 1 on upper level)
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Wall furnace; No central air
• Interior features: Dining room; Fireplace; Pantry; Water heater located in pantry; Has view
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (25.5% below list).
• Recommended offer: $279k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Long Beach Elementary School (221 students, 80% FRL); Hilltop Elementary School (236 students, 70% FRL); Ilwaco High School (296 students, 64% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 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

• In year one you build about $20k of equity ($3k loan paydown + $17k 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.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $217k; list at $375k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $279,400 (25.5% 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. Built in 1895 — 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: 0.75% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $461,496
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 34th St	0.10mi	3/2.0	1,728 (+0%)	3mo	$543,000	$314	92
3504 L Pl	0.05mi	3/2.0	1,605 (-7%)	8mo	$400,000	$249	80
1003 41st Pl	0.30mi	3/1.0	1,783 (+4%)	11mo	$370,000	$208	67
912 36th Ln	0.17mi	3/3.0	1,886 (+10%)	9mo	$640,000	$339	65
4200 N Pl	0.33mi	4/2.0 (+1)	1,579 (-8%)	2mo	$459,000	$291	64
999 41st Ln	0.42mi	3/3.0	1,592 (-8%)	9mo	$615,000	$386	57
4215 Sandridge Rd	0.64mi	3/2.0	1,785 (+4%)	9mo	$450,000	$252	57
1308 44th Pl	0.40mi	3/2.5	1,580 (-8%)	20mo	$371,000	$235	49
1205 47th Pl	0.57mi	3/1.0	1,502 (-13%)	9mo	$225,000	$150	40
3106 Sandridge Rd	0.45mi	4/3.0 (+1)	1,562 (-9%)	20mo	$420,000	$269	38
4206 Sandridge	0.68mi	2/1.0 (-1)	1,863 (+8%)	20mo	$499,000	$268	28

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: 10.4%
• Equity multiple: 1.65×
• Total profit: $68,231
• Equity at exit: $203,202

10-year hold

• IRR: 11.9%
• Equity multiple: 3.08×
• Total profit: $218,557
• Equity at exit: $343,280

Cash invested: $104,972 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,794 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$232 /mo · $2,788/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-147

Break-even live

Break-even rent $2,980

Max offer price $348,880

Occupancy floor —

Sensitivity live

Price	-10% $65	-5% $-41	+0% $-147	+5% $-253	+10% $-360
Rent	-10% $-368	-5% $-258	+0% $-147	+5% $-37	+10% $73
Rate	-1.0pp $42	-0.5pp $-52	base $-147	+0.5pp $-244	+1.0pp $-343

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 9th St SE Long Beach, WA	3.0	3.0	1513	$2,794	$1.85	45d	1	1.27mi

Listing history 14 events

1. 2026-06-21
   days on market $374,900 Active 14 DOM
2. 2026-06-21
   days on market $374,900 Active 13 DOM
3. 2026-06-18
   days on market $374,900 Active 11 DOM
4. 2026-06-17
   days on market $374,900 Active 10 DOM
5. 2026-06-16
   days on market $374,900 Active 9 DOM
6. 2026-06-15
   days on market $374,900 Active 8 DOM
7. 2026-06-15
   days on market $374,900 Active 7 DOM
8. 2026-06-13
   days on market $374,900 Active 6 DOM
9. 2026-06-12
   statusdays on market $374,900 Active 5 DOM
10. 2026-06-09
    status $374,900 Pending 3 DOM
11. 2026-06-08
    days on market $374,900 Active 3 DOM
12. 2026-06-08
    days on market $374,900 Active 2 DOM
13. 2026-06-07
    remarks 699-char remark
14. 2026-06-07
    listed $374,900 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: $2,788 · $232/mo
• Projected year-2 tax: $3,674 · $306/mo
• Expected delta: +$886/yr (+$74/mo · 31.8%)

ⓘ 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 · 19 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: $33,528
• − Mortgage interest: −$21,000
• − Property taxes: −$2,788
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$10,906
• Taxable loss: −$8,405
• Est. tax savings @ 24.0%: +$2,017
• After-tax cash flow: $250/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 — 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

• 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

+98.4% since first listed

10 events — show timeline

• 2026-06-05 Listed $374,900 NWMLS as Distributed by MLS Grid
• 2016-04-16 Delisted — NWMLS as Distributed by MLS Grid
• 2016-04-15 Sold (Public Records) $217,000 Public Records
• 2016-04-15 Sold (MLS) $217,000 NWMLS as Distributed by MLS Grid
• 2016-03-21 Pending — NWMLS as Distributed by MLS Grid
• 2016-03-07 Listed $217,000 NWMLS as Distributed by MLS Grid
• 2015-02-18 Sold (MLS) $177,000 NWMLS as Distributed by MLS Grid
• 2015-02-17 Sold (Public Records) $176,673 Public Records
• 2015-01-20 Pending — NWMLS as Distributed by MLS Grid
• 2014-10-24 Listed $189,000 NWMLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2026): $2,788 · -10.9% YoY. Source: county tax records.