1019 W 18th St · Port Angeles, WA 98362

$870,000

None bd · None ba · 4,516 sqft · MultiFamily public records · 16 Days on market

Built 1976 0.32 ac lot

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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 +9.3/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Pride of ownership shows in this clean 6-plex. All six units have two bedroom, 1 bath. Complex has storage rooms and Tenants currently share a coin op laundry. Ample off street parking. All units are currently occupied. Great rental history.

Key facts

• Off street parking
• Laundry room
• Storage rooms

Tags

• FRESHLY PAINTED EXTERIOR
• OFF STREET PARKING
• STORAGE ROOMS
• LAUNDRY ROOM

Property features AI

Finance

• Other: Zoned for multi-family
• Financial info: Annual tax amount reported

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (5–10 units); 2 stories
• Construction: Wood siding construction
• Exterior features: Composition roof; Level lot

Interior

• Kitchen: Oven, Range, Refrigerator
• Flooring: Vinyl; Carpet
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Oven, Range, Refrigerator; Vinyl and carpet flooring
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $870k.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive. Per door: $745/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $870k).
• Recommended offer: $857k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.8% in Port Angeles — 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 78/100 on livability (#138 in WA, #2,729 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Port Angeles School District (town): math 55% / reading 65% proficiency, ranked #70 of 291 in WA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dry Creek Elementary (367 students, 70% FRL); Stevens Middle School (492 students, 63% FRL); Port Angeles High School (989 students, 57% FRL) — zoned schools average 63% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 273 active listings in the ZIP; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Clallam County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $244k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($857k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $450k; list at $870k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $856,950 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.01%
• DSCR: 1.98
• GRM: 5.8

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $143,430
• Equity at exit: $129,720

10-year hold

• IRR: 23.4%
• Equity multiple: 3.01×
• Total profit: $490,543
• Equity at exit: $75,222

Cash invested: $243,600 (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 98362

• Active inventory: 273
• Price-to-rent: 34.9×

Monthly cashflow live

• Estimated rent: $12,455 medium
• Mortgage (P&I): −$4,562
• Tax from tax record: −$446 /mo · $5,351/yr
• Insurance: −$362
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,616
• Net cashflow: $4,469

Break-even live

Break-even rent $6,798

Max offer price $870,000

Occupancy floor 59%

Sensitivity live

Price	-10% $4,961	-5% $4,715	+0% $4,469	+5% $4,222	+10% $3,976
Rent	-10% $3,485	-5% $3,977	+0% $4,469	+5% $4,961	+10% $5,453
Rate	-1.0pp $4,907	-0.5pp $4,690	base $4,469	+0.5pp $4,243	+1.0pp $4,014

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$12,456
Total (6 units)			$12,455

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: $217,500
• Closing costs: $26,100
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $870,000 Pending 16 DOM
2. 2026-06-03
   days on market $870,000 Active 15 DOM
3. 2026-06-02
   days on market $870,000 Active 14 DOM
4. 2026-06-01
   days on market $870,000 Active 13 DOM
5. 2026-05-31
   days on market $870,000 Active 12 DOM
6. 2026-05-19
   listed $870,000 Active
7. 2024-11-06
   listed $975,000 Active
8. 2018-08-30
   soldstatus $450,000

   Show marketing remark (241 chars)

   Pride of ownership shows in this clean 6-plex. All six units have two bedroom, 1 bath. Complex has storage rooms and Tenants currently share a coin op laundry. Ample off street parking. All units are currently occupied. Great rental history.

9. 2018-08-30
   soldstatus $450,000 241-char remark

   Show marketing remark (241 chars)

   Pride of ownership shows in this clean 6-plex. All six units have two bedroom, 1 bath. Complex has storage rooms and Tenants currently share a coin op laundry. Ample off street parking. All units are currently occupied. Great rental history.

10. 2018-08-30
    soldstatus $450,000

    Show marketing remark (241 chars)

    Pride of ownership shows in this clean 6-plex. All six units have two bedroom, 1 bath. Complex has storage rooms and Tenants currently share a coin op laundry. Ample off street parking. All units are currently occupied. Great rental history.

11. 2018-07-05
    listed $459,900

ⓘ 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: $5,351 · $446/mo
• Projected year-2 tax: $8,526 · $710/mo
• Expected delta: +$3,175/yr (+$265/mo · 59.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥81°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $149,460
• − Mortgage interest: −$48,734
• − Property taxes: −$5,351
• − Insurance: −$4,350
• − Repairs & maintenance: −$11,957
• − Management: −$11,957
• − Depreciation: −$25,309
• Taxable income: $41,803
• Est. tax owed @ 24.0%: −$10,033
• After-tax cash flow: $43,592/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: Port Angeles School District
• NCES district ID: 5306820
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $46,594
• Composite: 52.34/100
• National rank: #3432
• State rank: #70 of 291 in WA

Livability — Port Angeles

• Score: 78/100
• State rank: #138
• US rank: #2729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Angeles, WA
• Population (ZIP): 23,907

Population outlook (Clallam County) Hauer SSP2

• Today (2025): 76,817 people
• By 2030: 78,177 · +1.8%
• By 2040: 79,795 · +3.9%
• By 2050: 80,890 · +5.3%
• By 2075: 83,933 · +9.3%
• By 2100: 82,141 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 6% Portuguese 6% Lithuanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Clallam

• 2024 margin: Lean D (+7.9) · D 52.6% · R 44.7% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 3.3pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+3.4 2016: R+1.6 2012: D+0.4 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -340.90%
• Current HPI: 189.7112
• 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

+89.2% since first listed

6 events — show timeline

• 2026-05-19 Listed $870,000 OLS
• 2024-11-06 Listed $975,000 OLS
• 2018-08-30 Sold (Public Records) $450,000 Public Records
• 2018-08-30 Sold (MLS) $450,000 OLS
• 2018-08-30 Sold (MLS) $450,000 NWMLS as Distributed by MLS Grid
• 2018-07-05 Listed $459,900 NWMLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2026): $5,351 · -8.6% YoY. Source: county tax records.