20520 Crane Pl · Ocean Park, WA 98640

$275,000

2 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 36 Days on market

Built 1974 7,405 sqft lot $182/sqft · 35% below area Est $424k · 35% under $8/mo HOA ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked among the evergreens on a peaceful .17-acre lot, this charming coastal retreat offers the warmth and character that’s hard to find today. Whether you’re looking for a full-time home, weekend getaway, or investment opportunity, this one-of-a-kind property offers the laid-back coastal lifestyle people dream about. The curved roofline and large covered front porch create a cozy cabin feel. Inside, the home is filled with gorgeous custom woodwork, rich wood-paneled walls, and exposed beam ceilings that give every room a warm and inviting atmosphere. The living room has pellet stove and sliding doors leading out to the deck. The kitchen has beautiful original wood cabinetry and a pantry for extra storage. Durable linoleum flooring runs through the kitchen, laundry, and bathrooms for easy upkeep. A half bath and laundry area are located on the main floor. Upstairs, you’ll find two comfortable bedrooms with a cozy and peaceful feel. A full bathroom with a shower/tub combo sits between the bedrooms. Outside, the property has room to relax and enjoy the coastal air, complete with a wood shed and an oversized one-car garage featuring a separate storage room and built-in cabinets. The roof was replaced in 2015, adding peace of mind for years to come. The neighborhood HOA is just $100 annually and includes a community park, clubhouse, and private boat launch, ideal for kayaking, fishing, or enjoying the water. Located just 20 minutes from Long Beach, you’ll have easy access to some of Washington’s best coastal attractions. Spend the day walking the scenic 8.5-mile Discovery Trail, dining on fresh local seafood, and browsing the peninsula’s unique shops and boutiques. Nearby Cape Disappointment State Park has miles of hiking trails, dramatic ocean views, historic lighthouses, and endless opportunities for outdoor adventure.

Key facts

• Curved roofline
• Pellet stove
• Wood-paneled walls

Tags

• CURVED ROOFLINE
• LARGE COVERED FRONT PORCH
• CUSTOM WOODWORK
• WOOD-PANELED WALLS
• EXPOSED BEAM CEILINGS
• PELLET STOVE

Property features AI

Finance

• Other: Listing is active as of May 15, 2026
• Financial info: Financing available: Cash, Conventional, FHA, VA
• HOA & community: HOA with $100 annual fee (see remarks for details); Community features include boat launch, club house, and park

Exterior

• Parking: Detached garage; Driveway; 1 covered parking space
• Utilities: Electric energy source; Public water; Septic sewer; Electric water heater
• Home design: Single-family residence; Two-story house; Built on lot; Facing direction not specified; Entry level not specified
• Construction: Composition roof; Metal/vinyl construction materials; Concrete ribbon foundation; Effective year built 1974
• Exterior features: Metal/vinyl siding; Deck; Dock; Wooded setting; Corner lot; Has view

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms (both on upper level)
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom; One bathtub and one shower
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Ceiling fan(s); Dining room; Fireplace (pellet stove); Water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $65 ($780/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 $230k (16.2% below list).
• Recommended offer: $230k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% 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); Ilwaco High School (296 students, 64% FRL).
• Market conditions: 320 active listings in the ZIP; 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 $8k 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 36 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $230,433 (16.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $424,023
• List price: $275,000
• Delta: -35.14%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 199th Ct	0.62mi	3/2.0 (+1)	1,564 (+3%)	9mo	$520,000	$332	51
2001 196th St	0.69mi	2/2.0	1,472 (-3%)	21mo	$390,000	$265	44
19414 U Pl	0.68mi	2/2.0	1,625 (+8%)	20mo	$495,000	$305	38
1208 204th Ln	0.75mi	3/2.0 (+1)	1,651 (+9%)	23mo	$439,000	$266	24

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-40,478
• Equity at exit: $41,003

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-30,141
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,304 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$115
• HOA: −$8
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $65

Break-even live

Break-even rent $2,222

Max offer price $275,000

Occupancy floor 92%

Sensitivity live

Price	-10% $221	-5% $143	+0% $65	+5% $-13	+10% $-91
Rent	-10% $-117	-5% $-26	+0% $65	+5% $156	+10% $247
Rate	-1.0pp $203	-0.5pp $135	base $65	+0.5pp $-6	+1.0pp $-79

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-21
   days on market $275,000 Active 36 DOM
2. 2026-06-18
   days on market $275,000 Active 34 DOM
3. 2026-06-17
   days on market $275,000 Active 33 DOM
4. 2026-06-16
   days on market $275,000 Active 32 DOM
5. 2026-06-15
   days on market $275,000 Active 31 DOM
6. 2026-06-15
   days on market $275,000 Active 30 DOM
7. 2026-06-13
   days on market $275,000 Active 29 DOM
8. 2026-06-12
   days on market $275,000 Active 28 DOM
9. 2026-06-09
   days on market $275,000 Active 25 DOM
10. 2026-06-08
    days on market $275,000 Active 24 DOM
11. 2026-06-08
    days on market $275,000 Active 23 DOM
12. 2026-06-07
    pricedays on market $275,000 Active 22 DOM
13. 2026-06-03
    days on market $300,000 Active 19 DOM
14. 2026-06-02
    days on market $300,000 Active 18 DOM
15. 2026-06-01
    days on market $300,000 Active 17 DOM
16. 2026-05-31
    days on market $300,000 Active 16 DOM
17. 2026-05-15
    listed $300,000 Active 1885-char remark

    Show marketing remark (1885 chars)

    Tucked among the evergreens on a peaceful .17-acre lot, this charming coastal retreat offers the warmth and character that’s hard to find today. Whether you’re looking for a full-time home, weekend getaway, or investment opportunity, this one-of-a-kind property offers the laid-back coastal lifestyle people dream about. The curved roofline and large covered front porch create a cozy cabin feel. Inside, the home is filled with gorgeous custom woodwork, rich wood-paneled walls, and exposed beam ceilings that give every room a warm and inviting atmosphere. The living room has pellet stove and sliding doors leading out to the deck. The kitchen has beautiful original wood cabinetry and a pantry for extra storage. Durable linoleum flooring runs through the kitchen, laundry, and bathrooms for easy upkeep. A half bath and laundry area are located on the main floor. Upstairs, you’ll find two comfortable bedrooms with a cozy and peaceful feel. A full bathroom with a shower/tub combo sits between the bedrooms. Outside, the property has room to relax and enjoy the coastal air, complete with a wood shed and an oversized one-car garage featuring a separate storage room and built-in cabinets. The roof was replaced in 2015, adding peace of mind for years to come. The neighborhood HOA is just $100 annually and includes a community park, clubhouse, and private boat launch, ideal for kayaking, fishing, or enjoying the water. Located just 20 minutes from Long Beach, you’ll have easy access to some of Washington’s best coastal attractions. Spend the day walking the scenic 8.5-mile Discovery Trail, dining on fresh local seafood, and browsing the peninsula’s unique shops and boutiques. Nearby Cape Disappointment State Park has miles of hiking trails, dramatic ocean views, historic lighthouses, and endless opportunities for outdoor adventure.

18. 2026-05-15
    listed $300,000 Active

    Show marketing remark (1885 chars)

    Tucked among the evergreens on a peaceful .17-acre lot, this charming coastal retreat offers the warmth and character that’s hard to find today. Whether you’re looking for a full-time home, weekend getaway, or investment opportunity, this one-of-a-kind property offers the laid-back coastal lifestyle people dream about. The curved roofline and large covered front porch create a cozy cabin feel. Inside, the home is filled with gorgeous custom woodwork, rich wood-paneled walls, and exposed beam ceilings that give every room a warm and inviting atmosphere. The living room has pellet stove and sliding doors leading out to the deck. The kitchen has beautiful original wood cabinetry and a pantry for extra storage. Durable linoleum flooring runs through the kitchen, laundry, and bathrooms for easy upkeep. A half bath and laundry area are located on the main floor. Upstairs, you’ll find two comfortable bedrooms with a cozy and peaceful feel. A full bathroom with a shower/tub combo sits between the bedrooms. Outside, the property has room to relax and enjoy the coastal air, complete with a wood shed and an oversized one-car garage featuring a separate storage room and built-in cabinets. The roof was replaced in 2015, adding peace of mind for years to come. The neighborhood HOA is just $100 annually and includes a community park, clubhouse, and private boat launch, ideal for kayaking, fishing, or enjoying the water. Located just 20 minutes from Long Beach, you’ll have easy access to some of Washington’s best coastal attractions. Spend the day walking the scenic 8.5-mile Discovery Trail, dining on fresh local seafood, and browsing the peninsula’s unique shops and boutiques. Nearby Cape Disappointment State Park has miles of hiking trails, dramatic ocean views, historic lighthouses, and endless opportunities for outdoor adventure.

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,695 · $225/mo
• Expected delta: +$406/yr (+$34/mo · 17.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥74°F today · 15 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: $27,652
• − Mortgage interest: −$15,404
• − Property taxes: −$2,289
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$96
• − Depreciation: −$8,000
• Taxable loss: −$3,937
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $1,724/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

• 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

-8.3% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $275,000 NWMLS as Distributed by MLS Grid
• 2026-06-05 Price Changed $275,000 RMLS
• 2026-05-15 Listed $300,000 RMLS
• 2026-05-15 Listed $300,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2026): $2,289 · -3.3% YoY. Source: county tax records.