205 Jefferson St · Hoquiam, WA 98550

$154,999

2 bd · 1.0 ba · 802 sqft · SingleFamily public records · 190 Days on market

Built 1906 2,106 sqft lot $193/sqft · 16% below area Est $184k · 16% 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).

• Cash flow +24.7/30.0
• ARV discount +14.6/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1 Story, 2 Bedroom, .75 Bath, 802 Square Feet on a 0.051 acre lot with a carport and cute side yard is waiting for your personal touches and a little T. L. C. This property in the heart of Hoquiam, and just minutes from all amenities. Has fully fenced yard, Spacious Living Room, .75 bath with heated marble flooring and Generous Size Bedrooms. Kitchen was updated a few years back and comes with Stove, Fridge and Microwave. Laundry room has plenty of storage. Rear entrance goes out to Carport area.

Key facts

• Plenty of storage
• Updated kitchen
• Fully fenced yard

Tags

• FULLY FENCED YARD
• HEATED MARBLE FLOORING
• UPDATED KITCHEN
• PLENTY OF STORAGE
• CARPORT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (11.9% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.7% in Hoquiam — 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 75/100 on livability (#171 in WA, #4,268 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Hoquiam School District (town): math 30% / reading 41% proficiency, ranked #250 of 291 in WA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emerson Elementary (269 students, 82% FRL); Hoquiam Middle School (370 students, 74% FRL); Hoquiam High School (450 students, 66% FRL) — zoned schools average 74% FRL vs 58% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 190 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,399 (12.0% 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 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $184,243
• List price: $154,999
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Monroe St	0.20mi	2/1.0	843 (+5%)	2mo	$130,000	$154	80
704 Lincoln St	0.31mi	2/1.0	832 (+4%)	2mo	$180,000	$216	78
412 Karr Ave	0.31mi	3/1.0 (+1)	910 (+14%)	6mo	$190,000	$209	53
1019 Maple St	0.72mi	2/1.0	708 (-12%)	4mo	$165,500	$234	44

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-31,514
• Equity at exit: $23,111

10-year hold

• IRR: -13.8%
• Equity multiple: 0.19×
• Total profit: $-35,038
• Equity at exit: $13,401

Cash invested: $43,400 (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 98550

• Active inventory: 154
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-104

Break-even live

Break-even rent $1,780

Max offer price $136,615

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-60	+0% $-104	+5% $-148	+10% $-192
Rent	-10% $-234	-5% $-169	+0% $-104	+5% $-39	+10% $26
Rate	-1.0pp $-26	-0.5pp $-65	base $-104	+0.5pp $-144	+1.0pp $-185

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Endresen Rd Hoquiam, WA	3.0	1.0	914	$2,300	$2.52	45d	1	0.84mi
2515 Sumner Ave Unit 2 Hoquiam, WA	2.0	1.0	700	$1,250	$1.79	45d	1	1.03mi
2435 Bay Ave Hoquiam, WA	2.0	1.0	900	$1,399	$1.55	45d	1	1.11mi

Listing history 32 events

1. 2026-06-21
   days on market $154,999 Active 190 DOM
2. 2026-06-19
   days on market $154,999 Active 188 DOM
3. 2026-06-18
   days on market $154,999 Active 187 DOM
4. 2026-06-17
   days on market $154,999 Active 186 DOM
5. 2026-06-16
   days on market $154,999 Active 185 DOM
6. 2026-06-15
   days on market $154,999 Active 184 DOM
7. 2026-06-14
   days on market $154,999 Active 182 DOM
8. 2026-06-12
   days on market $154,999 Active 181 DOM
9. 2026-06-09
   days on market $154,999 Active 178 DOM
10. 2026-06-08
    days on market $154,999 Active 177 DOM
11. 2026-06-07
    days on market $154,999 Active 176 DOM
12. 2026-06-05
    days on market $154,999 Active 173 DOM
13. 2026-06-03
    days on market $154,999 Active 172 DOM
14. 2026-06-02
    days on market $154,999 Active 171 DOM
15. 2026-06-01
    days on market $154,999 Active 170 DOM
16. 2026-05-31
    days on market $154,999 Active 169 DOM
17. 2026-05-30
    days on market $154,999 Active 168 DOM
18. 2026-01-14
    status Active
19. 2025-12-08
    status Pending
20. 2025-11-06
    listed $154,999 Active
21. 2024-05-24
    soldstatus $160,000 Closed
22. 2024-04-16
    status Pending
23. 2024-04-10
    price $150,000
24. 2024-04-02
    price $165,000
25. 2024-02-22
    listed $170,000 Active
26. 2017-09-13
    soldstatus $39,900 Sold
27. 2017-09-01
    status Pending
28. 2017-08-31
    price $39,900
29. 2017-07-19
    listed $49,900 Active
30. 2004-06-18
    soldstatus $28,000
31. 2004-06-18
    soldstatus $28,000
32. 2004-03-06
    listed $32,000

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$289/yr (+$24/mo · 23.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥77°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,783
• − Mortgage interest: −$8,682
• − Property taxes: −$1,230
• − Insurance: −$5,893
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,509
• Taxable loss: −$3,697
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $-361/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: Hoquiam School District
• NCES district ID: 5303660
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $39,039
• Composite: 32.31/100
• National rank: #10914
• State rank: #250 of 291 in WA

Livability — Hoquiam

• Score: 75/100
• State rank: #171
• US rank: #4268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoquiam, WA
• County: Grays Harbor County · 44,693 people
• City population: 12,316
• Metro: Aberdeen, WA
• Population (ZIP): 12,316
• Household income: $55,040
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 438.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Two or more races 6% Native American 4% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Romanian 4% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 1%

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: ▼ -136.94%
• Current HPI: 249.3102
• 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

+384.4% since first listed

15 events — show timeline

• 2026-01-14 Relisted — NWMLS as Distributed by MLS Grid
• 2025-12-08 Pending — NWMLS as Distributed by MLS Grid
• 2025-11-06 Listed $154,999 NWMLS as Distributed by MLS Grid
• 2024-05-24 Sold (MLS) $160,000 NWMLS as Distributed by MLS Grid
• 2024-04-16 Pending — NWMLS as Distributed by MLS Grid
• 2024-04-10 Price Changed $150,000 NWMLS as Distributed by MLS Grid
• 2024-04-02 Price Changed $165,000 NWMLS as Distributed by MLS Grid
• 2024-02-22 Listed $170,000 NWMLS as Distributed by MLS Grid
• 2017-09-13 Sold (MLS) $39,900 NWMLS as Distributed by MLS Grid
• 2017-09-01 Pending — NWMLS as Distributed by MLS Grid
• 2017-08-31 Price Changed $39,900 NWMLS as Distributed by MLS Grid
• 2017-07-19 Listed $49,900 NWMLS as Distributed by MLS Grid
• 2004-06-18 Sold (Public Records) $28,000 Public Records
• 2004-06-18 Sold (MLS) $28,000 NWMLS as Distributed by MLS Grid
• 2004-03-06 Listed $32,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2026): $1,230 · +74.8% YoY. Source: county tax records.