22212 Pacific Way #11 · Ocean Park, WA 98640

$120,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 26 Days on market

Built 1993

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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 +9.8/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Simple living in a freshly remodeled home! They’ve done it ALL so you don’t have to. New roof, fresh interior and exterior paint, new flooring, appliances, fixtures, and a beautifully tiled shower. The list goes on! Outside, you’ll find a garden shed, fenced yard, and ramp access for added convenience. The park takes care of the yard beyond the fence and all utilities except electricity, making this home as easy and turn-key as it gets. Buyer subject to park approval.

Key facts

• New flooring
• New appliances
• Fresh interior paint

Tags

• REMODELED HOME
• NEW ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW FLOORING
• NEW APPLIANCES

Property features AI

Finance

• Other: Manufactured home park approved for sale
• Financial info: Listing terms: Cash
• HOA & community: Located in Evergreen Court park (senior community); Approximately 11 homes in the park; Land lease: $500

Exterior

• Parking: Uncovered open parking (1 space)
• Utilities: Electric power; Public water
• Home design: Manufactured home (single wide); One level; Mobile home remains in place
• Construction: Cement plank construction; Composition roof; Tie-down foundation
• Exterior features: Cement planked exterior

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank flooring
• Bathrooms: 1 full bathroom with bathtub and shower
• Heating & cooling: Forced air heating; No cooling
• Interior features: Dishwasher, Refrigerator, Stove/Range; Kitchen without eating space; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.2% in Ocean Park — 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 (#216 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, employment D+, amenities F.
• Ocean Beach School District (rural): math 34% / reading 50% proficiency, ranked #212 of 291 in WA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ocean Park Elementary (196 students, 76% FRL); Ilwaco High School (296 students, 64% FRL).
• Market conditions: 311 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $24k; list at $120k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $270,088
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 227th Pl	0.24mi	2/1.0	700 (-4%)	1mo	$260,000	$371	82

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $17,132
• Equity at exit: $17,892

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $62,091
• Equity at exit: $10,375

Cash invested: $33,600 (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 98640

• Home prices YoY: -26.7%
• Active inventory: 311
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $574

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 63%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $120,000 Active 26 DOM
2. 2026-06-17
   days on market $120,000 Active 25 DOM
3. 2026-06-16
   days on market $120,000 Active 24 DOM
4. 2026-06-15
   days on market $120,000 Active 23 DOM
5. 2026-06-15
   days on market $120,000 Active 22 DOM
6. 2026-06-13
   days on market $120,000 Active 21 DOM
7. 2026-06-12
   days on market $120,000 Active 20 DOM
8. 2026-06-09
   days on market $120,000 Active 17 DOM
9. 2026-06-08
   days on market $120,000 Active 16 DOM
10. 2026-06-08
    days on market $120,000 Active 15 DOM
11. 2026-06-07
    days on market $120,000 Active 14 DOM
12. 2026-06-03
    days on market $120,000 Active 11 DOM
13. 2026-06-02
    days on market $120,000 Active 10 DOM
14. 2026-06-01
    days on market $120,000 Active 9 DOM
15. 2026-05-31
    days on market $120,000 Active 8 DOM
16. 2026-05-23
    listed $120,000 Active

    Show marketing remark (491 chars)

    Simple living in a freshly remodeled home! They’ve done it ALL so you don’t have to. New roof, fresh interior and exterior paint, new flooring, appliances, fixtures, and a beautifully tiled shower. The list goes on! Outside, you’ll find a garden shed, fenced yard, and ramp access for added convenience. The park takes care of the yard beyond the fence and all utilities except electricity, making this home as easy and turn-key as it gets. Buyer subject to park approval.

17. 2026-05-23
    listed $120,000 Active 491-char remark

    Show marketing remark (491 chars)

    Simple living in a freshly remodeled home! They’ve done it ALL so you don’t have to. New roof, fresh interior and exterior paint, new flooring, appliances, fixtures, and a beautifully tiled shower. The list goes on! Outside, you’ll find a garden shed, fenced yard, and ramp access for added convenience. The park takes care of the yard beyond the fence and all utilities except electricity, making this home as easy and turn-key as it gets. Buyer subject to park approval.

18. 2013-07-08
    soldstatus $24,000 Sold 237-char remark

    Show marketing remark (237 chars)

    AFFORDABLE home in a park! 2 bedrooms, front living room, cozy and comfortable. Front yard is fenced, nice ramp in back along with parking for one vehicle. You can catch the bus out in front of the park and not far from a beach approach.

19. 2013-06-07
    status Pending 237-char remark

    Show marketing remark (237 chars)

    AFFORDABLE home in a park! 2 bedrooms, front living room, cozy and comfortable. Front yard is fenced, nice ramp in back along with parking for one vehicle. You can catch the bus out in front of the park and not far from a beach approach.

20. 2013-04-08
    status Active 237-char remark

    Show marketing remark (237 chars)

    AFFORDABLE home in a park! 2 bedrooms, front living room, cozy and comfortable. Front yard is fenced, nice ramp in back along with parking for one vehicle. You can catch the bus out in front of the park and not far from a beach approach.

21. 2013-01-18
    historical 237-char remark

    Show marketing remark (237 chars)

    AFFORDABLE home in a park! 2 bedrooms, front living room, cozy and comfortable. Front yard is fenced, nice ramp in back along with parking for one vehicle. You can catch the bus out in front of the park and not far from a beach approach.

22. 2012-12-07
    status Active 237-char remark

    Show marketing remark (237 chars)

    AFFORDABLE home in a park! 2 bedrooms, front living room, cozy and comfortable. Front yard is fenced, nice ramp in back along with parking for one vehicle. You can catch the bus out in front of the park and not far from a beach approach.

23. 2012-11-07
    historical 237-char remark

    Show marketing remark (237 chars)

    AFFORDABLE home in a park! 2 bedrooms, front living room, cozy and comfortable. Front yard is fenced, nice ramp in back along with parking for one vehicle. You can catch the bus out in front of the park and not far from a beach approach.

24. 2012-10-18
    listed $27,000 Active 237-char remark

    Show marketing remark (237 chars)

    AFFORDABLE home in a park! 2 bedrooms, front living room, cozy and comfortable. Front yard is fenced, nice ramp in back along with parking for one vehicle. You can catch the bus out in front of the park and not far from a beach approach.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥74°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,314
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,491
• Taxable income: $5,291
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $5,617/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: Ocean Beach School District
• NCES district ID: 5306060
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $38,549
• Composite: 37.37/100
• National rank: #8929
• State rank: #212 of 291 in WA

Livability — Ocean Park

• Score: 72/100
• State rank: #216
• US rank: #6161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,107

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% German/W. Germanic 1%

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: ▼ -81.15%
• Current HPI: 222.8758
• 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

+344.4% since first listed

9 events — show timeline

• 2026-05-23 Listed $120,000 RMLS
• 2026-05-23 Listed $120,000 NWMLS as Distributed by MLS Grid
• 2013-07-08 Sold (MLS) $24,000 RMLS
• 2013-06-07 Pending — RMLS
• 2013-04-08 Relisted — RMLS
• 2013-01-18 Delisted — RMLS
• 2012-12-07 Relisted — RMLS
• 2012-11-07 Delisted — RMLS
• 2012-10-18 Listed $27,000 RMLS