1019 Duryea St · Raymond, WA 98577

$260,000

5 bd · 2.0 ba · 1,741 sqft · SingleFamily public records · 337 Days on market

Built 1954 4,950 sqft lot ↓ 13% since listing

---

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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Listing remarks

Huge price reduction!!!Nicely perched among nice Island homes, with 5 beds/2 baths this is the home you need. Charming and full of character you can't go wrong with it. What to love: 1741 sqft of living space with a den/office space, a huge kitchen with built in cabinet, an upstairs with tons of possibilities, a quick walk to Raymond schools, close to park and boat launch, plus upgrades: wiring, windows, painting, and plumbing. Raymond is a sportsman's paradise where you can fish, hunt, kayak, hike and enjoy a variety of outdoor activities. It's an hour's drive to Astoria, Oregon for shopping or to Olympia, the state capital for more shopping! It's a small town, quiet and stress-free living

Key facts

• Den office space
• Upgrades wiring
• Built in cabinet

Tags

• DEN OFFICE SPACE
• HUGE KITCHEN
• BUILT IN CABINET
• UPGRADES WIRING
• UPGRADES WINDOWS
• UPGRADES PAINTING

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, USDA Loan, and VA Loan

Exterior

• Parking: Off-street parking
• Utilities: Public water (City of Raymond); Sewer connected (City of Raymond); Electric service (PUD #2)
• Home design: Single-family residence; One-and-one-half story; Main-level entry; Residential property built on lot
• Construction: Wood construction; Composition roof
• Exterior features: Wood exterior; Wood products

Interior

• Kitchen: Kitchen with eating space
• Bedrooms: 5 bedrooms (4 on the main level, 1 on the upper/second level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Baseboard heating; No air conditioning reported
• Interior features: Entry hall; Den/office; Living room; Utility room
• Laundry & utility: Main-level utility room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/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 $250k (3.8% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.0% in Raymond — 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 (#212 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, commute F.
• Raymond School District (rural): math 30% / reading 48% proficiency, ranked #231 of 291 in WA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 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

• 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 337 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-21,402
• Equity at exit: $38,767

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,909
• Equity at exit: $22,480

Cash invested: $72,800 (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 98577

• Home prices YoY: -2.8%
• Active inventory: 92
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $326

Break-even live

Break-even rent $2,087

Max offer price $260,000

Occupancy floor 82%

Sensitivity live

Price	-10% $473	-5% $400	+0% $326	+5% $253	+10% $179
Rent	-10% $129	-5% $228	+0% $326	+5% $425	+10% $524
Rate	-1.0pp $457	-0.5pp $392	base $326	+0.5pp $259	+1.0pp $190

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Fowler St Raymond, WA	4.0	1.5	1792	$2,500	$1.40	45d	1	1.16mi

Listing history 27 events

1. 2026-06-21
   days on market $260,000 Active 337 DOM
2. 2026-06-18
   days on market $260,000 Active 335 DOM
3. 2026-06-17
   days on market $260,000 Active 334 DOM
4. 2026-06-16
   days on market $260,000 Active 333 DOM
5. 2026-06-15
   days on market $260,000 Active 332 DOM
6. 2026-06-15
   days on market $260,000 Active 331 DOM
7. 2026-06-13
   days on market $260,000 Active 330 DOM
8. 2026-06-12
   days on market $260,000 Active 329 DOM
9. 2026-06-09
   days on market $260,000 Active 326 DOM
10. 2026-06-08
    days on market $260,000 Active 325 DOM
11. 2026-06-08
    days on market $260,000 Active 324 DOM
12. 2026-06-05
    days on market $260,000 Active 322 DOM
13. 2026-06-03
    days on market $260,000 Active 320 DOM
14. 2026-06-02
    days on market $260,000 Active 319 DOM
15. 2026-06-01
    days on market $260,000 Active 318 DOM
16. 2026-05-31
    days on market $260,000 Active 317 DOM
17. 2026-04-16
    price $260,000
18. 2026-01-27
    price $295,000
19. 2025-09-14
    status Active
20. 2025-09-12
    status Pending
21. 2025-07-15
    listed $309,500 Active
22. 2023-06-12
    soldstatus $250,000 Closed
23. 2023-06-12
    soldstatus $250,000
24. 2023-03-17
    status Pending
25. 2022-08-17
    price $274,000
26. 2022-07-05
    price $289,000
27. 2022-06-17
    listed $299,000 Active

ⓘ 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: $2,123 · $177/mo
• Projected year-2 tax: $2,548 · $212/mo
• Expected delta: +$425/yr (+$35/mo · 20.0%)

ⓘ 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 7 d/yr ≥82°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$14,564
• − Property taxes: −$2,123
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,564
• Taxable loss: −$350
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $4,000/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: Raymond School District
• NCES district ID: 5307140
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $38,441
• Composite: 34.99/100
• National rank: #9951
• State rank: #231 of 291 in WA

Livability — Raymond

• Score: 72/100
• State rank: #212
• US rank: #6045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymond, WA
• Population (ZIP): 7,458

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 5% Scotch-Irish 3% Romanian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 2%

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: ▼ -7.88%
• Current HPI: 271.0583
• 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

-13.0% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $260,000 NWMLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $295,000 NWMLS as Distributed by MLS Grid
• 2025-09-14 Relisted — NWMLS as Distributed by MLS Grid
• 2025-09-12 Pending — NWMLS as Distributed by MLS Grid
• 2025-07-15 Listed $309,500 NWMLS as Distributed by MLS Grid
• 2023-06-12 Sold (Public Records) $250,000 Public Records
• 2023-06-12 Sold (MLS) $250,000 NWMLS as Distributed by MLS Grid
• 2023-03-17 Pending — NWMLS as Distributed by MLS Grid
• 2022-08-17 Price Changed $274,000 NWMLS as Distributed by MLS Grid
• 2022-07-05 Price Changed $289,000 NWMLS as Distributed by MLS Grid
• 2022-06-17 Listed $299,000 NWMLS as Distributed by MLS Grid

Property tax history

+7.2%/yr

Latest (2026): $2,123 · -1.3% YoY. Source: county tax records.