13907 N Alley · Long Beach, WA 98631

$175,000

2 bd · 1.0 ba · 588 sqft · SingleFamily public records · 317 Days on market

Built 1952 0.46 ac lot $298/sqft · 26% below area Est $237k · 26% under ↓ 12% 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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rustic beach cabin on 1/2 acre of ocean view beach front property bordering the western upland boundary. The home needs the extreme makeover everyone is looking for. From the original post and pier foundation to the '50s décor, this home screams revival. All it needs is some determination, a vision, and some money. Or you can tear it down and build your beachside dream home. The property is situated on the west side of Pacific Way, on a quiet side street. Zoned Rural Residential "RR", you could potentially set it up as a vacation rental or horse property—just a few steps down the trail to the beach. Don't let this one slip away.

Key facts

• Ocean view
• Quiet side street
• Beach front property

Tags

• BEACH FRONT PROPERTY
• OCEAN VIEW
• QUIET SIDE STREET
• ZONED RURAL RESIDENTIAL
• POTENTIAL VACATION RENTAL
• POTENTIAL HORSE PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $38 ($457/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (18.8% below list).
• Recommended offer: $142k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.0% in Long Beach — 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 (#133 in WA, #2,635 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, amenities A-; Watch: employment C-, commute 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.
• Market conditions: 121 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,153 (18.8% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (median comp): $237,257
• List price: $175,000
• Delta: -26.24%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 143rd Pl	0.22mi	1/1.0 (-1)	548 (-7%)	22mo	$228,000	$416	55

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-25,986
• Equity at exit: $26,093

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-19,727
• Equity at exit: $15,131

Cash invested: $49,000 (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 98631

• Home prices YoY: -17.6%
• Active inventory: 121
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $38

Break-even live

Break-even rent $1,373

Max offer price $175,000

Occupancy floor 92%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 317 DOM
2. 2026-06-17
   days on market $175,000 Active 316 DOM
3. 2026-06-16
   days on market $175,000 Active 315 DOM
4. 2026-06-15
   days on market $175,000 Active 314 DOM
5. 2026-06-15
   days on market $175,000 Active 313 DOM
6. 2026-06-13
   days on market $175,000 Active 312 DOM
7. 2026-06-12
   days on market $175,000 Active 311 DOM
8. 2026-06-09
   days on market $175,000 Active 308 DOM
9. 2026-06-08
   days on market $175,000 Active 307 DOM
10. 2026-06-08
    days on market $175,000 Active 306 DOM
11. 2026-06-07
    days on market $175,000 Active 305 DOM
12. 2026-06-03
    days on market $175,000 Active 302 DOM
13. 2026-06-02
    days on market $175,000 Active 301 DOM
14. 2026-06-01
    days on market $175,000 Active 300 DOM
15. 2026-05-31
    days on market $175,000 Active 299 DOM
16. 2025-12-04
    price $175,000 659-char remark

    Show marketing remark (659 chars)

    Rustic beach cabin on 1/2 acre of ocean view beach front property bordering the western upland boundary. The home needs the extreme makeover everyone is looking for. From the original post and pier foundation to the '50s décor, this home screams revival. All it needs is some determination, a vision, and some money. Or you can tear it down and build your beachside dream home. The property is situated on the west side of Pacific Way, on a quiet side street. Zoned Rural Residential "RR", you could potentially set it up as a vacation rental or horse property—just a few steps down the trail to the beach. Don't let this one slip away.

17. 2025-12-04
    price $175,000

    Show marketing remark (659 chars)

    Rustic beach cabin on 1/2 acre of ocean view beach front property bordering the western upland boundary. The home needs the extreme makeover everyone is looking for. From the original post and pier foundation to the '50s décor, this home screams revival. All it needs is some determination, a vision, and some money. Or you can tear it down and build your beachside dream home. The property is situated on the west side of Pacific Way, on a quiet side street. Zoned Rural Residential "RR", you could potentially set it up as a vacation rental or horse property—just a few steps down the trail to the beach. Don't let this one slip away.

18. 2025-11-28
    price $200,000 659-char remark

    Show marketing remark (659 chars)

    Rustic beach cabin on 1/2 acre of ocean view beach front property bordering the western upland boundary. The home needs the extreme makeover everyone is looking for. From the original post and pier foundation to the '50s décor, this home screams revival. All it needs is some determination, a vision, and some money. Or you can tear it down and build your beachside dream home. The property is situated on the west side of Pacific Way, on a quiet side street. Zoned Rural Residential "RR", you could potentially set it up as a vacation rental or horse property—just a few steps down the trail to the beach. Don't let this one slip away.

19. 2025-11-28
    price $175,000

    Show marketing remark (659 chars)

    Rustic beach cabin on 1/2 acre of ocean view beach front property bordering the western upland boundary. The home needs the extreme makeover everyone is looking for. From the original post and pier foundation to the '50s décor, this home screams revival. All it needs is some determination, a vision, and some money. Or you can tear it down and build your beachside dream home. The property is situated on the west side of Pacific Way, on a quiet side street. Zoned Rural Residential "RR", you could potentially set it up as a vacation rental or horse property—just a few steps down the trail to the beach. Don't let this one slip away.

20. 2025-11-28
    price $175,000 659-char remark

    Show marketing remark (659 chars)

    Rustic beach cabin on 1/2 acre of ocean view beach front property bordering the western upland boundary. The home needs the extreme makeover everyone is looking for. From the original post and pier foundation to the '50s décor, this home screams revival. All it needs is some determination, a vision, and some money. Or you can tear it down and build your beachside dream home. The property is situated on the west side of Pacific Way, on a quiet side street. Zoned Rural Residential "RR", you could potentially set it up as a vacation rental or horse property—just a few steps down the trail to the beach. Don't let this one slip away.

21. 2025-08-06
    listed $200,000 Active 659-char remark

    Show marketing remark (659 chars)

    Rustic beach cabin on 1/2 acre of ocean view beach front property bordering the western upland boundary. The home needs the extreme makeover everyone is looking for. From the original post and pier foundation to the '50s décor, this home screams revival. All it needs is some determination, a vision, and some money. Or you can tear it down and build your beachside dream home. The property is situated on the west side of Pacific Way, on a quiet side street. Zoned Rural Residential "RR", you could potentially set it up as a vacation rental or horse property—just a few steps down the trail to the beach. Don't let this one slip away.

22. 2025-08-06
    listed $175,000 Active 659-char remark

    Show marketing remark (659 chars)

    Rustic beach cabin on 1/2 acre of ocean view beach front property bordering the western upland boundary. The home needs the extreme makeover everyone is looking for. From the original post and pier foundation to the '50s décor, this home screams revival. All it needs is some determination, a vision, and some money. Or you can tear it down and build your beachside dream home. The property is situated on the west side of Pacific Way, on a quiet side street. Zoned Rural Residential "RR", you could potentially set it up as a vacation rental or horse property—just a few steps down the trail to the beach. Don't let this one slip away.

23. 2025-08-05
    listed $200,000 Active
24. 2025-08-05
    listed $200,000 Active

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$584/yr (+$49/mo · 51.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥75°F today · 16 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: $17,058
• − Mortgage interest: −$9,803
• − Property taxes: −$1,131
• − Insurance: −$875
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$5,091
• Taxable loss: −$2,571
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $1,074/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 — Long Beach

• Score: 78/100
• State rank: #133
• US rank: #2635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,468

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 5% Slovak 5% Romanian 3%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -51.26%
• Current HPI: 240.5056
• 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

-12.5% since first listed

9 events — show timeline

• 2025-12-04 Price Changed $175,000 RMLS
• 2025-12-04 Price Changed $175,000 NWMLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $200,000 RMLS
• 2025-11-28 Price Changed $175,000 NWMLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $175,000 RMLS
• 2025-08-06 Listed $175,000 RMLS
• 2025-08-06 Listed $200,000 RMLS
• 2025-08-05 Listed $200,000 NWMLS as Distributed by MLS Grid
• 2025-08-05 Listed $200,000 NWMLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2026): $1,131 · -11.8% YoY. Source: county tax records.