1307 267th Pl · Ocean Park, WA 98640

$299,000

2 bd · 2.0 ba · 863 sqft · SingleFamily public records · 55 Days on market

Built 1945 4,792 sqft lot $346/sqft · 25% above area Est $300k · at est.

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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 +15.0/30.0
• ARV discount +7.6/15.0
• DSCR +4.6/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

Key facts

• Completely remodeled
• Finished bonus room
• New roof

Tags

• COMPLETELY REMODELED
• REFINISHED WOOD FLOORS
• FINISHED BONUS ROOM
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $239k (20.0% below list).
• Recommended offer: $239k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 2 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 55 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $50k; list at $299k implies a 498% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,196 (20.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (median comp): $299,661
• List price: $299,000
• Delta: -0.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 270th Pl	0.16mi	2/1.0	864 (+0%)	5mo	$215,000	$249	84
1215 273rd Pl	0.30mi	2/1.5	855 (-1%)	9mo	$355,000	$415	75
1307 262nd Pl	0.25mi	2/1.0	840 (-3%)	7mo	$208,000	$248	74
1215 274th Pl	0.36mi	2/1.0	816 (-5%)	1mo	$350,000	$429	70
1305 274th Pl	0.35mi	2/1.0	800 (-7%)	4mo	$340,000	$425	64
1310 260TH Pl	0.38mi	2/1.0	830 (-4%)	14mo	$348,000	$419	61
1305 269th Pl	0.10mi	1/1.0 (-1)	960 (+11%)	14mo	$255,000	$266	56
26711 Ridge Ave	0.11mi	1/1.0 (-1)	988 (+14%)	9mo	$275,000	$278	54
1702 Bay Ave	0.37mi	2/1.0	736 (-15%)	4mo	$378,610	$514	51
27501 U St	0.50mi	2/1.0	960 (+11%)	6mo	$225,000	$234	48
27510 X Ln	0.67mi	2/2.0	961 (+11%)	10mo	$330,000	$343	42
27418 V St	0.54mi	1/1.0 (-1)	952 (+10%)	9mo	$225,000	$236	41

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-42,721
• Equity at exit: $44,582

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-30,181
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $92

Break-even live

Break-even rent $2,276

Max offer price $299,000

Occupancy floor 91%

Sensitivity live

Price	-10% $261	-5% $177	+0% $92	+5% $7	+10% $-77
Rent	-10% $-97	-5% $-2	+0% $92	+5% $186	+10% $281
Rate	-1.0pp $243	-0.5pp $168	base $92	+0.5pp $15	+1.0pp $-64

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.90mi
29014 S Ln Ocean Park, WA	2.0	1.0	924	$1,700	$1.84	45d	1	1.20mi

Listing history 20 events

1. 2026-05-17
   price $299,000
2. 2026-04-02
   listed $314,000 Active
3. 2012-11-15
   historical
4. 2012-11-14
   soldstatus $50,000 Sold 149-char remark

   Show marketing remark (149 chars)

   Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

5. 2012-11-14
   soldstatus $50,000 Sold

   Show marketing remark (149 chars)

   Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

6. 2012-11-14
   soldstatus $50,000

   Show marketing remark (149 chars)

   Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

7. 2012-10-26
   status Pending

   Show marketing remark (149 chars)

   Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

8. 2012-10-26
   status Pending 149-char remark

   Show marketing remark (149 chars)

   Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

9. 2012-09-20
   price $64,950

   Show marketing remark (149 chars)

   Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

10. 2012-09-20
    price $64,950 149-char remark

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

11. 2012-08-23
    price $69,500
12. 2012-08-22
    price $69,500 149-char remark

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

13. 2012-03-09
    price $79,900

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

14. 2012-03-09
    price $79,900 149-char remark

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

15. 2011-11-09
    price $89,000
16. 2011-11-08
    price $89,000 149-char remark

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

17. 2011-08-08
    price $99,500

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

18. 2011-08-08
    price $99,500 149-char remark

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

19. 2010-10-14
    listed $115,000 Active

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

20. 2010-10-14
    listed $115,000 Active 149-char remark

    Show marketing remark (149 chars)

    Clam diggers retreat! Cute & Cozy, located on west side of Vernon just 6 blocks north of Bay Avenue in Ocean Park. Sleeps 4 - 6 with rom for RV's

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $2,930 · $244/mo
• Expected delta: +$1,669/yr (+$139/mo · 132.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥74°F today · 17 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: $28,704
• − Mortgage interest: −$16,749
• − Property taxes: −$1,261
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$8,698
• Taxable loss: −$4,092
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $2,086/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

+160.0% since first listed

20 events — show timeline

• 2026-05-17 Price Changed $299,000 NWMLS as Distributed by MLS Grid
• 2026-04-02 Listed $314,000 NWMLS as Distributed by MLS Grid
• 2012-11-15 Delisted — NWMLS as Distributed by MLS Grid
• 2012-11-14 Sold (Public Records) $50,000 Public Records
• 2012-11-14 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2012-11-14 Sold (MLS) $50,000 RMLS
• 2012-10-26 Pending — NWMLS as Distributed by MLS Grid
• 2012-10-26 Pending — RMLS
• 2012-09-20 Price Changed $64,950 NWMLS as Distributed by MLS Grid
• 2012-09-20 Price Changed $64,950 RMLS
• 2012-08-23 Price Changed $69,500 NWMLS as Distributed by MLS Grid
• 2012-08-22 Price Changed $69,500 RMLS
• 2012-03-09 Price Changed $79,900 NWMLS as Distributed by MLS Grid
• 2012-03-09 Price Changed $79,900 RMLS
• 2011-11-09 Price Changed $89,000 NWMLS as Distributed by MLS Grid
• 2011-11-08 Price Changed $89,000 RMLS
• 2011-08-08 Price Changed $99,500 NWMLS as Distributed by MLS Grid
• 2011-08-08 Price Changed $99,500 RMLS
• 2010-10-14 Listed $115,000 NWMLS as Distributed by MLS Grid
• 2010-10-14 Listed $115,000 RMLS

Property tax history

+2.7%/yr

Latest (2026): $1,261 · -3.1% YoY. Source: county tax records.