2436 E Ryan · Port Angeles East, WA 98362

$210,000

3 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 274 Days on market

Built 1972 8,361 sqft lot $182/sqft · 35% below area Est $323k · 35% under ↓ 16% since listing

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTER SPECIAL!! All cleaned out!! Don't wait!! Price to sell!! 3 bed 2 bath, big lot, fully fenced yard, vinyl windows, great location.

Key facts

• Fully fenced yard
• 8,361 sq ft lot
• Garage

Tags

• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $200k (4.8% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 1.4% in Port Angeles East — 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 (#162 in WA, #3,899 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: employment D+, health & safety D, schools 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: 273 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 274 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $323,343
• List price: $210,000
• Delta: -35.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2355 E 7th Ave	0.17mi	3/2.0	1,174 (+2%)	15mo	$399,000	$340	77
606 N Baker St	0.33mi	3/1.0	1,118 (-3%)	14mo	$352,500	$315	64
2814 Sunnybrook Meadow Ln	0.48mi	3/2.0	1,231 (+6%)	9mo	$415,000	$337	59
2340 E Pioneer	0.18mi	3/1.0	1,008 (-13%)	8mo	$340,500	$338	59
2119 E Second Ave	0.59mi	3/1.5	1,200 (+4%)	20mo	$600,000	$500	47
2355 E 4th Ave	0.33mi	2/1.0 (-1)	984 (-15%)	10mo	$322,500	$328	42
2220 E Fourth Ave	0.43mi	2/1.0 (-1)	1,008 (-13%)	12mo	$220,000	$218	40
2922 E Defrang St	0.62mi	3/1.5	1,292 (+12%)	14mo	$425,000	$329	38

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-19,797
• Equity at exit: $31,312

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,009
• Equity at exit: $18,157

Cash invested: $58,800 (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 98362

• Active inventory: 273
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $224

Break-even live

Break-even rent $1,717

Max offer price $210,000

Occupancy floor 84%

Sensitivity live

Price	-10% $343	-5% $283	+0% $224	+5% $164	+10% $105
Rent	-10% $66	-5% $145	+0% $224	+5% $303	+10% $382
Rate	-1.0pp $330	-0.5pp $277	base $224	+0.5pp $169	+1.0pp $114

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2938 E Walnut St Unit 5 Port Angeles, WA	2.0	1.0	740	$2,000	$2.70	45d	1	0.64mi

Listing history 21 events

1. 2026-06-21
   days on market $210,000 Active 274 DOM
2. 2026-06-18
   days on market $210,000 Active 272 DOM
3. 2026-06-17
   days on market $210,000 Active 271 DOM
4. 2026-06-16
   days on market $210,000 Active 270 DOM
5. 2026-06-15
   days on market $210,000 Active 269 DOM
6. 2026-06-15
   days on market $210,000 Active 268 DOM
7. 2026-06-13
   days on market $210,000 Active 267 DOM
8. 2026-06-12
   days on market $210,000 Active 266 DOM
9. 2026-06-09
   days on market $210,000 Active 263 DOM
10. 2026-06-08
    days on market $210,000 Active 262 DOM
11. 2026-06-08
    days on market $210,000 Active 261 DOM
12. 2026-06-07
    days on market $210,000 Active 260 DOM
13. 2026-06-03
    days on market $210,000 Active 257 DOM
14. 2026-06-02
    days on market $210,000 Active 256 DOM
15. 2026-06-01
    days on market $210,000 Active 255 DOM
16. 2026-05-31
    days on market $210,000 Active 254 DOM
17. 2026-01-27
    status Active
18. 2025-11-11
    status Pending
19. 2025-11-04
    price $210,000
20. 2025-09-27
    price $230,000
21. 2025-07-03
    listed $250,000 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: $2,008 · $167/mo
• Projected year-2 tax: $2,058 · $172/mo
• Expected delta: +$50/yr (+$4/mo · 2.5%)

ⓘ 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 ≥83°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$11,763
• − Property taxes: −$2,008
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,109
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $2,872/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 East

• Score: 75/100
• State rank: #162
• US rank: #3899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Angeles East, 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

-16.0% since first listed

5 events — show timeline

• 2026-01-27 Relisted — NWMLS as Distributed by MLS Grid
• 2025-11-11 Pending — NWMLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $210,000 NWMLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $230,000 NWMLS as Distributed by MLS Grid
• 2025-07-03 Listed $250,000 NWMLS as Distributed by MLS Grid

Property tax history

+20.6%/yr

Latest (2026): $2,008 · +3.5% YoY. Source: county tax records.