3103 Sumner Ave · Hoquiam, WA 98550

$179,500

4 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 11 Days on market

Built 1929 5,663 sqft lot Est $248k · 28% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 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

This 1929 Craftsman bungalow 4 bedroom home offers comfortable living space and a practical layout. A brand new roof tops the property, new 200 amp electrical panel, and fresh paint throughout brightens the interior. The bathroom has been updated with tile. Three bedrooms are located on the main floor, with a fourth bedroom upstairs offering flexible space for guests or a home office. A lovely covered front porch welcomes you home, and the cute backyard provides a pleasant outdoor space for relaxing or gardening. An attached shop offers a decent spot for a workshop or hobby space. Just 30 minutes from the stunning ocean beaches of the Washington coast, and plenty of bay, rivers, and lakes t

Key facts

• Covered front porch
• Fresh paint
• Brand new roof

Tags

• BRAND NEW ROOF
• NEW ELECTRICAL PANEL
• FRESH PAINT
• UPDATED BATHROOM
• COVERED FRONT PORCH
• ATTACHED SHOP

Property features AI

Finance

• Other: Zoning: R2; Lot approximately 0.13 acres; Bus line nearby; Offers review date: Wednesday, May 27, 2026
• Financial info: Acceptable financing: Cash, Conventional, FHA, USDA, VA
• HOA & community: Community features include boat launch, park, playground

Exterior

• Parking: Driveway and off-street parking; 2 uncovered parking spaces
• Security: Partially fenced
• Utilities: Public water (City of Hoquiam); Sewer connected (City of Hoquiam); Power by Grays Harbor PUD
• Home design: Single family house; One and one-half stories; South-facing
• Construction: Metal/vinyl exterior; Composition (asphalt) roof; Pillar/post/pier foundation; Effective year built 1929
• Exterior features: Partially fenced lot; Shop; Alley access; Paved surfaces; Sidewalk

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 4 bedrooms (3 on main level, 1 on upper level)
• Flooring: Laminate; Softwood; Vinyl
• Bathrooms: 1 full bathroom with bathtub and shower
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Partially fenced; Built on lot; Has view; Main entry
• Laundry & utility: Electric energy source

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-27 ($-329/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (2.7% below list) — sets the bar for cash-flow.
• Cap rate 9.0% vs local median 3.8% 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, schools D-.
• 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.
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 42% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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 $125k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1929 — 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 $174,655 (2.7% 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. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.06% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $247,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2934 Cherry St	0.13mi	3/1.0 (-1)	1,316 (-2%)	6mo	$225,000	$171	81
2640 Queets Ave	0.47mi	3/1.0 (-1)	1,360 (+2%)	3mo	$275,000	$202	68
2815 Aberdeen Ave	0.30mi	4/2.5	1,249 (-7%)	2mo	$345,000	$276	67
2924 Pacific Ave	0.27mi	3/2.0 (-1)	1,386 (+3%)	9mo	$175,000	$126	65
3114 Aberdeen Ave	0.16mi	3/2.0 (-1)	1,450 (+8%)	8mo	$195,000	$134	64
2732 Aberdeen Ave	0.38mi	3/2.0 (-1)	1,408 (+5%)	7mo	$255,000	$181	59
2822 Cherry St	0.26mi	3/1.0 (-1)	1,205 (-10%)	9mo	$215,000	$178	59
2613 Kaufman St	0.32mi	3/2.0 (-1)	1,428 (+7%)	10mo	$256,500	$180	56
2625 Aberdeen Ave	0.50mi	3/1.0 (-1)	1,291 (-4%)	11mo	$239,000	$185	56
2527 Sumner Ave	0.58mi	3/2.0 (-1)	1,416 (+6%)	11mo	$290,000	$205	46
611 Conger St	0.69mi	3/2.0 (-1)	1,450 (+8%)	5mo	$275,000	$190	41
1815 Cherry St	0.73mi	3/1.0 (-1)	1,206 (-10%)	9mo	$230,000	$191	36

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-30,622
• Equity at exit: $26,764

10-year hold

• IRR: -8.9%
• Equity multiple: 0.44×
• Total profit: $-28,058
• Equity at exit: $15,520

Cash invested: $50,260 (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: $1,910 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-27

Break-even live

Break-even rent $1,945

Max offer price $174,655

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $23	+0% $-27	+5% $-78	+10% $-129
Rent	-10% $-178	-5% $-103	+0% $-27	+5% $48	+10% $123
Rate	-1.0pp $63	-0.5pp $18	base $-27	+0.5pp $-74	+1.0pp $-121

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3033 Sumner Ave Hoquiam, WA	3.0	1.0	1128	$1,695	$1.50	44d	1	0.03mi
1619 W 6th St Aberdeen, WA	4.0	2.0	1750	$2,295	$1.31	44d	1	0.87mi
109 S Park St Apt 2 Aberdeen, WA	3.0	1.0	950	$1,450	$1.53	44d	1	1.34mi

Listing history 15 events

1. 2026-06-13
   status $179,500 Pending 11 DOM
2. 2026-06-12
   days on market $179,500 Active 11 DOM
3. 2026-06-09
   days on market $179,500 Active 8 DOM
4. 2026-06-08
   statusdays on market $179,500 Active 7 DOM
5. 2026-05-22
   listed $179,500 Active
6. 2024-01-10
   soldstatus $125,000 Closed
7. 2023-12-18
   status Pending
8. 2023-12-11
   price $129,900
9. 2023-12-04
   listed $199,900 Active
10. 2000-11-03
    soldstatus $26,500
11. 2000-11-03
    soldstatus $26,500
12. 2000-06-29
    listed $29,900
13. 1998-04-20
    soldstatus $51,000
14. 1998-04-20
    soldstatus $51,000
15. 1997-08-17
    listed $49,500

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,759 · $147/mo
• Expected delta: +$631/yr (+$53/mo · 56.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥77°F today · 17 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: $22,925
• − Mortgage interest: −$10,055
• − Property taxes: −$1,128
• − Insurance: −$6,016
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$5,222
• Taxable loss: −$3,164
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $430/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

+262.6% since first listed

11 events — show timeline

• 2026-05-22 Listed $179,500 NWMLS as Distributed by MLS Grid
• 2024-01-10 Sold (MLS) $125,000 NWMLS as Distributed by MLS Grid
• 2023-12-18 Pending — NWMLS as Distributed by MLS Grid
• 2023-12-11 Price Changed $129,900 NWMLS as Distributed by MLS Grid
• 2023-12-04 Listed $199,900 NWMLS as Distributed by MLS Grid
• 2000-11-03 Sold (Public Records) $26,500 Public Records
• 2000-11-03 Sold (MLS) $26,500 NWMLS as Distributed by MLS Grid
• 2000-06-29 Listed $29,900 NWMLS as Distributed by MLS Grid
• 1998-04-20 Sold (Public Records) $51,000 Public Records
• 1998-04-20 Sold (MLS) $51,000 NWMLS as Distributed by MLS Grid
• 1997-08-17 Listed $49,500 NWMLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2026): $1,128 · +0.9% YoY. Source: county tax records.