1305 Park Ave · Raymond, WA 98577

$154,900

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 42 Days on market

Built 1940 0.25 ac lot Est $260k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Listing remarks

Investor special with tons of potential! This 3-bedroom, 1-bath home offers approximately 1,340 sqft of living space situated on a spacious 0.25-acre lot. Property needs extensive repairs and updates, making it a great opportunity for investors, flippers, or buyers looking for a full renovation project. Large lot provides room for outdoor improvements, expansion possibilities, or additional parking. Conveniently located near local amenities, schools, and downtown Raymond. Bring your vision and restore this property to its full potential!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Lot about 0.25 acre (10,000 to 14,999 SqFt)
• HOA & community: Not a senior community

Exterior

• Parking: Detached 2-car garage; Total parking for 2 vehicles
• Utilities: Public water; Public sewer; No fuel source specified
• Home design: Single-family residence; Residential property; Resale; Main living area is on one level; No notable view; Address: 1305 Park Ave, Raymond, WA 98577
• Construction: Built in 1940; Owner-occupied building area
• Exterior features: Wood composite exterior; Wood siding

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Bathrooms: One full bathroom on main level
• Heating & cooling: No central heating; No central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.0% in Raymond — 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 (#212 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Raymond School District (rural): math 30% / reading 48% proficiency, ranked #231 of 291 in WA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Raymond Elementary School (224 students, 75% FRL); Raymond Jr Sr High School (259 students, 72% FRL) — zoned schools average 74% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 91 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $55k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $155k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.61% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.71%
• DSCR: 2.19
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $259,960
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Park Ave	0.12mi	2/1.0 (-1)	1,320 (-2%)	5mo	$100,000	$76	83
1203 Larch St	0.34mi	3/1.5	1,351 (+1%)	8mo	$283,400	$210	74
1143 Willapa St	0.22mi	3/1.0	1,270 (-5%)	11mo	$290,000	$228	72
1217 Godfrey St	0.15mi	3/2.0	1,448 (+8%)	7mo	$318,000	$220	70
900 Crescent St	0.14mi	3/2.0	1,284 (-4%)	21mo	$318,000	$248	65
1120 Godfrey St	0.08mi	3/1.0	1,476 (+10%)	21mo	$160,000	$108	62
1001 Howard St	0.07mi	3/1.0	1,498 (+12%)	20mo	$248,000	$166	60
1205 Cedar St	0.29mi	4/2.0 (+1)	1,492 (+11%)	2mo	$289,212	$194	57
1921 Garfield Ave	0.35mi	3/1.5	1,513 (+13%)	8mo	$160,000	$106	53
204 Peters St	0.69mi	3/2.0	1,432 (+7%)	4mo	$135,000	$94	49
1242 Mill St	0.43mi	2/1.5 (-1)	1,520 (+13%)	18mo	$300,000	$197	35

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $36,387
• Equity at exit: $23,096

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $110,861
• Equity at exit: $13,393

Cash invested: $43,372 (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 98577

• Home prices YoY: -2.8%
• Active inventory: 91
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$133 /mo · $1,593/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $965

Break-even live

Break-even rent $1,278

Max offer price $154,900

Occupancy floor 56%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Fowler St Raymond, WA	4.0	1.5	1792	$2,500	$1.40	44d	1	1.42mi

Listing history 30 events

1. 2026-06-18
   days on market $154,900 Active 42 DOM
2. 2026-06-17
   days on market $154,900 Active 41 DOM
3. 2026-06-16
   days on market $154,900 Active 40 DOM
4. 2026-06-15
   days on market $154,900 Active 39 DOM
5. 2026-06-15
   pricedays on market $154,900 Active 38 DOM
6. 2026-06-13
   days on market $163,900 Active 37 DOM
7. 2026-06-12
   days on market $163,900 Active 36 DOM
8. 2026-06-09
   days on market $163,900 Active 33 DOM
9. 2026-06-08
   days on market $163,900 Active 32 DOM
10. 2026-06-08
    pricedays on market $163,900 Active 31 DOM
11. 2026-06-05
    days on market $166,900 Active 29 DOM
12. 2026-06-03
    pricedays on market $166,900 Active 27 DOM
13. 2026-06-02
    days on market $186,900 Active 26 DOM
14. 2026-06-01
    days on market $186,900 Active 25 DOM
15. 2026-05-31
    days on market $186,900 Active 24 DOM
16. 2026-05-20
    price $186,900
17. 2026-05-15
    price $189,900
18. 2026-05-11
    price $199,000
19. 2026-05-07
    listed $209,900 Active
20. 2018-08-16
    soldstatus $55,000 Sold
21. 2018-08-16
    soldstatus $47,275
22. 2018-08-03
    status Pending
23. 2018-07-30
    listed $55,000 Active
24. 2012-05-04
    soldstatus $36,400 Sold
25. 2012-03-13
    status Pending
26. 2012-02-15
    price $36,400
27. 2012-01-14
    price $41,600
28. 2011-12-14
    price $46,800
29. 2011-11-20
    listed $52,000 Active
30. 2001-11-26
    soldstatus $69,500

ⓘ 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: $1,593 · $133/mo
• Projected year-2 tax: $1,593 · $133/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥83°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$8,677
• − Property taxes: −$1,593
• − Insurance: −$774
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$4,506
• Taxable income: $9,650
• Est. tax owed @ 24.0%: −$2,316
• After-tax cash flow: $9,269/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: Raymond School District
• NCES district ID: 5307140
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $38,441
• Composite: 34.99/100
• National rank: #9951
• State rank: #231 of 291 in WA

Livability — Raymond

• Score: 72/100
• State rank: #212
• US rank: #6045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymond, WA
• Population (ZIP): 7,458

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 5% Scotch-Irish 3% Romanian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 2%

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: ▼ -7.88%
• Current HPI: 271.0583
• 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

+168.9% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $186,900 RMLS
• 2026-05-15 Price Changed $189,900 RMLS
• 2026-05-11 Price Changed $199,000 RMLS
• 2026-05-07 Listed $209,900 RMLS
• 2018-08-16 Sold (Public Records) $47,275 Public Records
• 2018-08-16 Sold (MLS) $55,000 NWMLS as Distributed by MLS Grid
• 2018-08-03 Pending — NWMLS as Distributed by MLS Grid
• 2018-07-30 Listed $55,000 NWMLS as Distributed by MLS Grid
• 2012-05-04 Sold (MLS) $36,400 NWMLS as Distributed by MLS Grid
• 2012-03-13 Pending — NWMLS as Distributed by MLS Grid
• 2012-02-15 Price Changed $36,400 NWMLS as Distributed by MLS Grid
• 2012-01-14 Price Changed $41,600 NWMLS as Distributed by MLS Grid
• 2011-12-14 Price Changed $46,800 NWMLS as Distributed by MLS Grid
• 2011-11-20 Listed $52,000 NWMLS as Distributed by MLS Grid
• 2001-11-26 Sold (Public Records) $69,500 Public Records

Property tax history

+6.6%/yr

Latest (2026): $1,593 · +4.8% YoY. Source: county tax records.