1504 170th Pl · Long Beach, WA 98631

$275,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 137 Days on market

Built 1964 5,060 sqft lot $327/sqft · at area comps Est $284k · at est.

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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 +20.5/30.0
• ARV discount +9.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Westside cutie located midway between Long Beach and Ocean Park. This modest 2 bedroom, 1 bath beach house is clean and ready to enjoy as is or customize to your liking. Features an open great room that combines kitchen, dining and living rooms together, creating a wonderful place to gather. Large utility room features built in shelving & an extra refrigerator, a handy place to come in after a day at the beach. Brand new septic system installed November 2021. Dedicated beach path & storage shed.

Key facts

• 5,060 sq ft lot
• 2 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/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 $260k (5.5% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Ocean Park Elementary (196 students, 76% FRL); Hilltop Elementary School (236 students, 70% FRL); Ilwaco High School (296 students, 64% FRL).
• Market conditions: 122 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 137 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1964 — 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. 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.
6. 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.
7. 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: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $284,407
• List price: $275,000
• Delta: -3.31%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-21,609
• Equity at exit: $41,003

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $10,492
• 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 98631

• Home prices YoY: -17.6%
• Active inventory: 122
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $362

Break-even live

Break-even rent $2,142

Max offer price $275,000

Occupancy floor 81%

Sensitivity live

Price	-10% $517	-5% $440	+0% $362	+5% $284	+10% $206
Rent	-10% $156	-5% $259	+0% $362	+5% $464	+10% $567
Rate	-1.0pp $500	-0.5pp $432	base $362	+0.5pp $291	+1.0pp $218

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 178th Pl Long Beach, WA	2.0	1.0	896	$2,600	$2.90	46d	1	0.45mi

Listing history 28 events

1. 2026-06-22
   days on market $275,000 Active 137 DOM
2. 2026-06-21
   days on market $275,000 Active 136 DOM
3. 2026-06-21
   days on market $275,000 Active 135 DOM
4. 2026-06-18
   days on market $275,000 Active 133 DOM
5. 2026-06-17
   days on market $275,000 Active 132 DOM
6. 2026-06-16
   days on market $275,000 Active 131 DOM
7. 2026-06-15
   days on market $275,000 Active 130 DOM
8. 2026-06-15
   days on market $275,000 Active 129 DOM
9. 2026-06-13
   days on market $275,000 Active 128 DOM
10. 2026-06-12
    days on market $275,000 Active 127 DOM
11. 2026-06-09
    days on market $275,000 Active 124 DOM
12. 2026-06-08
    days on market $275,000 Active 123 DOM
13. 2026-06-08
    days on market $275,000 Active 122 DOM
14. 2026-06-07
    pricedays on market $275,000 Active 121 DOM
15. 2026-06-03
    days on market $280,000 Active 118 DOM
16. 2026-06-02
    days on market $280,000 Active 117 DOM
17. 2026-06-01
    days on market $280,000 Active 116 DOM
18. 2026-05-31
    days on market $280,000 Active 115 DOM
19. 2026-05-01
    price $280,000
20. 2026-03-05
    price $290,000
21. 2026-02-05
    listed $295,000 Active
22. 2022-01-21
    soldstatus $249,500 Sold 508-char remark

    Show marketing remark (508 chars)

    Westside cutie located midway between Long Beach and Ocean Park. This modest 2 bedroom, 1 bath beach house is clean and ready to enjoy as is or customize to your liking. Features an open great room that combines kitchen, dining and living rooms together, creating a wonderful place to gather. Large utility room features built in shelving & an extra refrigerator, a handy place to come in after a day at the beach. Brand new septic system installed November 2021. Dedicated beach path & storage shed.

23. 2022-01-21
    soldstatus $249,500 Closed

    Show marketing remark (508 chars)

    Westside cutie located midway between Long Beach and Ocean Park. This modest 2 bedroom, 1 bath beach house is clean and ready to enjoy as is or customize to your liking. Features an open great room that combines kitchen, dining and living rooms together, creating a wonderful place to gather. Large utility room features built in shelving & an extra refrigerator, a handy place to come in after a day at the beach. Brand new septic system installed November 2021. Dedicated beach path & storage shed.

24. 2022-01-21
    soldstatus $249,500

    Show marketing remark (508 chars)

    Westside cutie located midway between Long Beach and Ocean Park. This modest 2 bedroom, 1 bath beach house is clean and ready to enjoy as is or customize to your liking. Features an open great room that combines kitchen, dining and living rooms together, creating a wonderful place to gather. Large utility room features built in shelving & an extra refrigerator, a handy place to come in after a day at the beach. Brand new septic system installed November 2021. Dedicated beach path & storage shed.

25. 2021-12-02
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Westside cutie located midway between Long Beach and Ocean Park. This modest 2 bedroom, 1 bath beach house is clean and ready to enjoy as is or customize to your liking. Features an open great room that combines kitchen, dining and living rooms together, creating a wonderful place to gather. Large utility room features built in shelving & an extra refrigerator, a handy place to come in after a day at the beach. Brand new septic system installed November 2021. Dedicated beach path & storage shed.

26. 2021-12-02
    status Pending

    Show marketing remark (508 chars)

    Westside cutie located midway between Long Beach and Ocean Park. This modest 2 bedroom, 1 bath beach house is clean and ready to enjoy as is or customize to your liking. Features an open great room that combines kitchen, dining and living rooms together, creating a wonderful place to gather. Large utility room features built in shelving & an extra refrigerator, a handy place to come in after a day at the beach. Brand new septic system installed November 2021. Dedicated beach path & storage shed.

27. 2021-11-21
    listed $245,000 Active 508-char remark

    Show marketing remark (508 chars)

    Westside cutie located midway between Long Beach and Ocean Park. This modest 2 bedroom, 1 bath beach house is clean and ready to enjoy as is or customize to your liking. Features an open great room that combines kitchen, dining and living rooms together, creating a wonderful place to gather. Large utility room features built in shelving & an extra refrigerator, a handy place to come in after a day at the beach. Brand new septic system installed November 2021. Dedicated beach path & storage shed.

28. 2021-11-21
    listed $245,000 Active

    Show marketing remark (508 chars)

    Westside cutie located midway between Long Beach and Ocean Park. This modest 2 bedroom, 1 bath beach house is clean and ready to enjoy as is or customize to your liking. Features an open great room that combines kitchen, dining and living rooms together, creating a wonderful place to gather. Large utility room features built in shelving & an extra refrigerator, a handy place to come in after a day at the beach. Brand new septic system installed November 2021. Dedicated beach path & storage shed.

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $2,695 · $225/mo
• Expected delta: +$1,069/yr (+$89/mo · 65.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥75°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: $31,200
• − Mortgage interest: −$15,404
• − Property taxes: −$1,626
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$8,000
• Taxable loss: −$198
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $4,389/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

+14.3% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $280,000 NWMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $290,000 NWMLS as Distributed by MLS Grid
• 2026-02-05 Listed $295,000 NWMLS as Distributed by MLS Grid
• 2022-01-21 Sold (Public Records) $249,500 Public Records
• 2022-01-21 Sold (MLS) $249,500 NWMLS as Distributed by MLS Grid
• 2022-01-21 Sold (MLS) $249,500 RMLS
• 2021-12-02 Pending — RMLS
• 2021-12-02 Pending — NWMLS as Distributed by MLS Grid
• 2021-11-21 Listed $245,000 NWMLS as Distributed by MLS Grid
• 2021-11-21 Listed $245,000 RMLS

Property tax history

+4.6%/yr

Latest (2026): $1,626 · -1.4% YoY. Source: county tax records.