800 Rayonier Ave · Hoquiam, WA 98550

$110,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 3 Days on market

Built 1930 1.00 ac lot $123/sqft · 15% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Fixer HOUSE on approx. 1 Acre with Hoquiam River VIEWS! Looking for a home with some land at a good deal near the Hoquiam River? Located on a dead-end street, this home sits just off of Broadway Ave on Rayonier Ave, but not too far from the city. This has an unbelievable approx. 43,000+ sq. ft. of land! And it borders the Rayonier Forest Land. Featuring 2 BD, 1 BA and 896 sq. ft. with an unfinished 782 sq. ft. Basement. Fixer-upper ~ it needs your touch. Buyer to verify all information. Sold "AS IS" and cash only.

Key facts

• Approx 1 acre
• Hoquiam river views
• Dead-end street

Tags

• HOQUIAM RIVER VIEWS
• APPROX 1 ACRE
• RAYONIER FOREST LAND
• DEAD-END STREET

Property features AI

Finance

• Other: Property condition listed as fixer; Lot size approximately 1.0021 acres (dimensions provided); Living area and building totals reported (see listing for details)
• Financial info: Listing terms: Cash

Exterior

• Parking: Off-street parking
• Utilities: Electric energy source; Public water (City of Hoquiam); Sewer connected (City of Hoquiam); Power provided by GH PUD; Electric water heater
• Home design: Single-family house; One story with basement; Main-level entry; North-facing
• Construction: Built 1930 (effective year); Composition roof; Construction: metal/vinyl and wood; Foundation: poured concrete and slab (see remarks)
• Exterior features: Metal/vinyl and wood exterior; Wood products; Partial slope topography; Dead-end street; Paved access; Brush and wooded vegetation; Has view

Interior

• Kitchen: Kitchen with eating space
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom with bathtub and shower (main level)
• Heating & cooling: Baseboard heating; No cooling system listed
• Interior features: Ceiling fans; Electric water heater
• Laundry & utility: Main-level utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.9% vs local median 3.7% 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 45d 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 36% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.73%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $241,772
• List price: $110,000
• Delta: -54.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Monroe St	0.49mi	2/1.0	843 (-6%)	2mo	$130,000	$154	65
704 Lincoln St	0.47mi	2/1.0	832 (-7%)	2mo	$180,000	$216	65
1404 C St	0.66mi	2/1.0	930 (+4%)	19mo	$160,000	$172	47
814 Karr Ave	0.68mi	2/1.0	944 (+5%)	18mo	$225,000	$238	44
823 Monroe St	0.40mi	2/1.5	1,024 (+14%)	20mo	$201,000	$196	39

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $20,942
• Equity at exit: $16,401

10-year hold

• IRR: 25.4%
• Equity multiple: 3.21×
• Total profit: $68,089
• Equity at exit: $9,511

Cash invested: $30,800 (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 98550

• Active inventory: 154
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $609

Break-even live

Break-even rent $863

Max offer price $110,000

Occupancy floor 58%

Sensitivity live

Price	-10% $671	-5% $640	+0% $609	+5% $578	+10% $547
Rent	-10% $480	-5% $544	+0% $609	+5% $674	+10% $738
Rate	-1.0pp $664	-0.5pp $637	base $609	+0.5pp $581	+1.0pp $552

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2515 Sumner Ave Unit 2 Hoquiam, WA	2.0	1.0	700	$1,250	$1.79	45d	1	0.91mi
335 Endresen Rd Hoquiam, WA	3.0	1.0	914	$2,300	$2.52	45d	1	0.98mi
2435 Bay Ave Hoquiam, WA	2.0	1.0	900	$1,399	$1.55	45d	1	1.12mi

Listing history 15 events

1. 2026-05-06
   status Pending
2. 2026-05-02
   listed $110,000 Active
3. 2014-02-14
   soldstatus $38,000 Sold
4. 2014-02-14
   soldstatus $38,000
5. 2014-01-30
   status Pending
6. 2014-01-02
   price $39,900
7. 2013-10-24
   price $43,900
8. 2013-09-06
   price $44,777
9. 2013-07-19
   listed $49,000 Active
10. 2012-06-04
    soldstatus $46,475
11. 2001-04-25
    soldstatus $35,000
12. 2001-04-25
    soldstatus $23,623
13. 2001-04-25
    soldstatus $35,000
14. 2000-05-05
    listed $37,000
15. 1999-10-14
    soldstatus $27,345

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$366/yr (+$31/mo · 51.4%)

ⓘ 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) · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥77°F today · 16 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: $19,611
• − Mortgage interest: −$6,162
• − Property taxes: −$712
• − Insurance: −$550
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,200
• Taxable income: $5,850
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $5,905/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

+309.6% since first listed

16 events — show timeline

• 2026-06-16 Sold (MLS) $112,000 NWMLS as Distributed by MLS Grid
• 2026-05-06 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-02 Listed $110,000 NWMLS as Distributed by MLS Grid
• 2014-02-14 Sold (Public Records) $38,000 Public Records
• 2014-02-14 Sold (MLS) $38,000 NWMLS as Distributed by MLS Grid
• 2014-01-30 Pending — NWMLS as Distributed by MLS Grid
• 2014-01-02 Price Changed $39,900 NWMLS as Distributed by MLS Grid
• 2013-10-24 Price Changed $43,900 NWMLS as Distributed by MLS Grid
• 2013-09-06 Price Changed $44,777 NWMLS as Distributed by MLS Grid
• 2013-07-19 Listed $49,000 NWMLS as Distributed by MLS Grid
• 2012-06-04 Sold (Public Records) $46,475 Public Records
• 2001-04-25 Sold (Public Records) $35,000 Public Records
• 2001-04-25 Sold (Public Records) $23,623 Public Records
• 2001-04-25 Sold (MLS) $35,000 NWMLS as Distributed by MLS Grid
• 2000-05-05 Listed $37,000 NWMLS as Distributed by MLS Grid
• 1999-10-14 Sold (Public Records) $27,345 Public Records

Property tax history

+5.4%/yr

Latest (2026): $712 · -2.5% YoY. Source: county tax records.