1112 4th St · Cosmopolis, WA 98537

$175,500

3 bd · 1.5 ba · 1,878 sqft · SingleFamily · 71 Days on market

Built 1915 Fair condition 5,760 sqft lot $93/sqft · 46% below area Est $325k · 46% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this 3-bedroom, 1.5-bath Craftsman home in Cosmopolis! Located among well-kept homes, this property features a large open living and dining space, two bonus rooms for extra versatility, and a dedicated utility room. A cute covered front porch adds to the home’s charm—perfect for morning coffee or evening unwinding. With a one-car garage and additional carport, there’s plenty of room for parking. A fixer with solid potential—bring your vision and make it shine!

Key facts

• Covered front porch
• One car garage
• Additional carport

Tags

• OPEN LIVING AND DINING SPACE
• TWO BONUS ROOMS
• DEDICATED UTILITY ROOM
• COVERED FRONT PORCH
• ONE CAR GARAGE
• ADDITIONAL CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $176k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $165k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#78 in WA, #1,457 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities F.
• Cosmopolis School District (town): math 40% / reading 60% proficiency, ranked #145 of 291 in WA (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,970 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $325,408
• List price: $175,500
• Delta: -46.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 G St	0.18mi	3/2.0	1,896 (+1%)	11mo	$273,000	$144	79
912 Bell Dr	0.32mi	3/2.0	1,877 (-0%)	6mo	$470,000	$250	78
1033 3rd St	0.10mi	3/2.0	1,780 (-5%)	17mo	$320,000	$180	71
1120 Hill Ct	0.25mi	3/2.0	1,956 (+4%)	11mo	$450,000	$230	70
513 E St	0.09mi	3/1.0	1,640 (-13%)	3mo	$335,000	$204	70
1126 Hill Ct	0.27mi	3/2.0	1,689 (-10%)	9mo	$440,000	$261	61
218 Holly Ln	0.36mi	3/2.0	1,691 (-10%)	6mo	$364,500	$216	59
611 Woodside Rd	0.60mi	3/2.0	2,011 (+7%)	4mo	$525,000	$261	55
507 Troon Ave	0.53mi	3/2.0	1,704 (-9%)	8mo	$390,000	$229	51
904 2nd St	0.18mi	4/1.5 (+1)	2,114 (+13%)	19mo	$230,000	$109	50
213 Holly Ln	0.33mi	3/2.0	1,688 (-10%)	22mo	$405,000	$240	48
1727 2nd St	0.39mi	4/3.0 (+1)	1,656 (-12%)	13mo	$359,900	$217	40

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $10,907
• Equity at exit: $26,168

10-year hold

• IRR: 15.1%
• Equity multiple: 2.23×
• Total profit: $60,258
• Equity at exit: $15,174

Cash invested: $49,140 (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 98537

• Active inventory: 23
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$920
• Tax est. 1.5%: −$219 /mo · $2,632/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $617

Break-even live

Break-even rent $1,535

Max offer price $175,500

Occupancy floor 68%

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Bell Dr Cosmopolis, WA	3.0	2.0	1877	$2,600	$1.39	43d	1	0.31mi
810 Dewitt Dr Unit 810 Cosmopolis, WA	3.0	1.0	1656	$1,895	$1.14	43d	1	0.41mi

Listing history 10 events

1. 2026-06-12
   statusdays on market $175,500 Pending 71 DOM
2. 2026-06-09
   days on market $175,500 Active 69 DOM
3. 2026-06-08
   days on market $175,500 Active 68 DOM
4. 2026-06-07
   days on market $175,500 Active 67 DOM
5. 2026-06-05
   days on market $175,500 Active 64 DOM
6. 2026-06-02
   days on market $175,500 Active 62 DOM
7. 2026-06-01
   days on market $175,500 Active 61 DOM
8. 2026-05-31
   days on market $175,500 Active 60 DOM
9. 2026-05-30
   days on market $175,500 Active 59 DOM
10. 2026-04-01
    listed $195,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥78°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,798
• − Mortgage interest: −$9,831
• − Property taxes: −$2,632
• − Insurance: −$878
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$5,105
• Taxable income: $4,904
• Est. tax owed @ 24.0%: −$1,177
• After-tax cash flow: $6,229/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom Craftsman home in Cosmopolis requires moderate renovations to improve its condition and appeal. Key areas for improvement include the exterior siding, kitchen cabinets, and flooring. Painting and updating fixtures will also enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering
• Major kitchen cabinets — Old and dated
• Major bathroom fixtures — Simple and dated
• Major flooring — Worn and outdated carpet

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Resale paint interior walls — Freshens up the look
• Both replace carpet — Improves comfort and appearance
• Resale update kitchen cabinets — Modernizes the space
• Resale update bathroom fixtures — Modernizes the space

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering	Major	$15,000–50,000
kitchen cabinets · Old and dated	Major	$15,000–50,000
bathroom fixtures · Simple and dated	Major	$15,000–50,000
flooring · Worn and outdated carpet	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Resale paint interior walls — Freshens up the look ↑
• Both replace carpet — Improves comfort and appearance ↑
• Resale update kitchen cabinets — Modernizes the space ↑
• Resale update bathroom fixtures — Modernizes the space ↑

ⓘ 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: Cosmopolis School District
• NCES district ID: 5301710
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $52,080
• Composite: 44.96/100
• National rank: #5875
• State rank: #145 of 291 in WA

Livability — Cosmopolis

• Score: 81/100
• State rank: #78
• US rank: #1457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cosmopolis, WA
• Population (ZIP): 2,902

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 9% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 3% Slovak 2% Romanian 2%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Korean 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: ▼ -126.85%
• Current HPI: 212.185
• 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

1 event — show timeline

• 2026-04-01 Listed $195,000 NWMLS as Distributed by MLS Grid