1419 S I St · Port Angeles, WA 98363

$275,000

3 bd · 2.0 ba · 1,550 sqft · Manufactured public records · 21 Days on market

Built 2006 6,968 sqft lot $177/sqft · 22% below area Est $354k · 22% under ↓ 3% 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 +12.3/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 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

INVESTOR SPECIAL! Easy living on a corner lot with a great layout and functional space throughout. This 3 bedroom, 2 bathroom home offers an open main living area that flows comfortably into the kitchen, with plenty of room for everyday use and casual dining. The primary suite is tucked away with its own private bathroom and ample closet space. Outside, the yard is simple to maintain with space for gardening, pets, or just enjoying the outdoors. The back deck is set up for relaxing with a retractable awning for shade when you want it. Attached two-car garage plus extra off-street parking. Located close to downtown Port Angeles, with quick access to local shops, restaurants, parks, and the w

Key facts

• Ample closet space
• Space for gardening
• Private bathroom

Tags

• CORNER LOT
• OPEN MAIN LIVING AREA
• PRIVATE BATHROOM
• AMPLE CLOSET SPACE
• SIMPLE TO MAINTAIN YARD
• SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $-50 ($-595/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (3.2% below list).
• 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 6.1% vs local median 2.7% 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.
• Market conditions: 128 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $115k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $230,444 (16.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

• ARV (median comp): $353,907
• List price: $275,000
• Delta: -22.30%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1238 W 11th St	0.41mi	3/2.0	1,782 (+15%)	4mo	$440,000	$247	53
1715 W Tenth St	0.39mi	3/2.0	1,350 (-13%)	12mo	$348,000	$258	51
1739 W 5th St	0.74mi	2/2.0 (-1)	1,470 (-5%)	18mo	$350,000	$238	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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-47,706
• Equity at exit: $41,003

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-45,546
• 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 98363

• Active inventory: 128
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,304 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$313 /mo · $3,761/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-50

Break-even live

Break-even rent $2,367

Max offer price $266,234

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $28	+0% $-50	+5% $-127	+10% $-205
Rent	-10% $-232	-5% $-141	+0% $-50	+5% $41	+10% $132
Rate	-1.0pp $89	-0.5pp $20	base $-50	+0.5pp $-121	+1.0pp $-193

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: —

Listing history 9 events

1. 2026-06-02
   status $275,000 Pending 21 DOM
2. 2026-05-07
   status Pending - Backup Offer Requested
3. 2026-04-29
   price $275,000
4. 2026-04-28
   price $349,900
5. 2026-04-16
   price $359,900
6. 2026-04-16
   listed $390,000 Active
7. 2020-11-06
   soldstatus $265,000
8. 2020-11-06
   soldstatus $265,000
9. 2020-09-04
   listed $284,000

ⓘ 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: $3,761 · $313/mo
• Projected year-2 tax: $3,761 · $313/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥81°F today · 16 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: $27,653
• − Mortgage interest: −$15,404
• − Property taxes: −$3,761
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$8,000
• Taxable loss: −$5,312
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $679/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): 14,644

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 (80%)
• Race & ethnicity: White 80% Two or more races 9% Hispanic / Latino 6% Native American 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 8% Portuguese 6% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -269.47%
• Current HPI: 198.0851
• 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

-3.2% since first listed

8 events — show timeline

• 2026-05-07 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $275,000 NWMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $349,900 NWMLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $359,900 NWMLS as Distributed by MLS Grid
• 2026-04-16 Listed $390,000 NWMLS as Distributed by MLS Grid
• 2020-11-06 Sold (Public Records) $265,000 Public Records
• 2020-11-06 Sold (MLS) $265,000 NWMLS as Distributed by MLS Grid
• 2020-09-04 Listed $284,000 NWMLS as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2026): $3,761 · +5.0% YoY. Source: county tax records.