2126 Clipper Cv · Port Angeles, WA 98362

$445,000

4 bd · 3.0 ba · 1,230 sqft · SingleFamily public records · 6 Days on market

Built 1977 9,147 sqft lot $362/sqft · 63% above area Est $478k · 7% under

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Why this score? — see what drove the F 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 +10.6/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and inviting split-level home perfectly situated on a desirable corner lot. Featuring four bedrooms and two and a half bathrooms, this home offers a flexible layout ideal for comfortable living and entertaining. The open-concept main level showcases a bright living room that flows seamlessly into the kitchen, highlighted by laminate wood flooring and plenty of natural light. Upstairs, the main living area provides an airy and welcoming space, while the lower level features a generous family room—perfect for gatherings, movie nights, or a private retreat. The home sits on an oversized lot, offering ample outdoor space for relaxation, play, or future possibilities. Additional highlights include a recently installed roof in August 2024, adding peace of mind and long-term value. With its spacious design, modern touches, and prime corner location, this home is a must-see.

Key facts

• Natural light
• Split-level home
• Corner lot

Tags

• SPLIT-LEVEL HOME
• CORNER LOT
• OPEN-CONCEPT MAIN LEVEL
• LAMINATE WOOD FLOORING
• NATURAL LIGHT
• GENEROUS FAMILY ROOM

Property features AI

Finance

• Financial info: Financing available: Cash, Conventional, FHA, USDA Loan, VA Loan

Exterior

• Parking: Attached garage; Driveway; 2 covered parking spaces; 2 uncovered parking spaces
• Utilities: Public water; Public sewer (connected); Electric and propane energy sources; City power and water services; Electric water heater
• Home design: Single family residence (split entry / multi-level); Built on lot; Faces west; Good condition
• Construction: Wood construction; Composition roof; Poured concrete foundation; Effective year built 1977
• Exterior features: Wood products siding; Garden space; Corner lot; Curbs; Dead-end street; Paved access; Level to partially sloped topography

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 4 bedrooms total (2 on the main level, 2 on the lower level)
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 half bath; 2 showers; 1 bathtub
• Heating & cooling: Baseboard heating; No central air
• Interior features: Walk-in closet(s); Water heater (electric, located in downstairs laundry room); Daylight basement; Pellet stove fireplace
• Laundry & utility: Washer; Dryer; Downstairs laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (58.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (60.4% below list).
• Recommended offer: $176k (60.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#138 in WA, #2,729 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime 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.
• Zoned schools: Hamilton Elementary (368 students, 63% FRL); Port Angeles High School (989 students, 57% FRL).
• Market conditions: 268 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $13k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Recommended offer $176,376 (60.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.40% ✗
• Cap rate: 2.34%
• Cash-on-cash: -14.12%
• DSCR: 0.37
• GRM: 21.0

CMA / ARV

• ARV (median comp): $478,452
• List price: $445,000
• Delta: -6.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1127 S N St	0.06mi	3/2.0 (-1)	1,264 (+3%)	3mo	$446,500	$353	81
1111 Dunker Dr	0.22mi	3/2.0 (-1)	1,243 (+1%)	3mo	$460,000	$370	77
1501 Pendley Ct	0.32mi	3/2.0 (-1)	1,196 (-3%)	8mo	$389,000	$325	65
2026 W 10th St	0.09mi	3/1.0 (-1)	1,344 (+9%)	4mo	$375,000	$279	64
1519 Pendley Ct	0.36mi	3/2.0 (-1)	1,196 (-3%)	8mo	$400,000	$334	63
714 S Evans Ave	0.29mi	3/2.0 (-1)	1,334 (+8%)	8mo	$420,000	$315	56
1417 S N St	0.25mi	3/2.0 (-1)	1,352 (+10%)	9mo	$432,000	$320	55
1815 W 6th St	0.51mi	3/1.0 (-1)	1,192 (-3%)	7mo	$250,000	$210	53
1833 W 12th St	0.30mi	3/1.0 (-1)	1,073 (-13%)	2mo	$389,000	$363	50
1802 W 11th	0.38mi	3/2.0 (-1)	1,064 (-14%)	6mo	$380,000	$357	46
1717 W 6th St	0.58mi	3/2.0 (-1)	1,056 (-14%)	4mo	$335,000	$317	37
1514 W 15th St	0.73mi	3/2.0 (-1)	1,120 (-9%)	7mo	$426,000	$380	36

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: -43.1%
• Equity multiple: -0.33×
• Total profit: $-165,567
• Equity at exit: $66,351

10-year hold

• IRR: -75.6%
• Equity multiple: -1.13×
• Total profit: $-264,810
• Equity at exit: $38,475

Cash invested: $124,600 (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 98362

• Active inventory: 268
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$340 /mo · $4,080/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-1,466

Break-even live

Break-even rent $3,619

Max offer price $186,077

Occupancy floor —

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-07
   status Pending 910-char remark

   Show marketing remark (910 chars)

   Welcome to this spacious and inviting split-level home perfectly situated on a desirable corner lot. Featuring four bedrooms and two and a half bathrooms, this home offers a flexible layout ideal for comfortable living and entertaining. The open-concept main level showcases a bright living room that flows seamlessly into the kitchen, highlighted by laminate wood flooring and plenty of natural light. Upstairs, the main living area provides an airy and welcoming space, while the lower level features a generous family room—perfect for gatherings, movie nights, or a private retreat. The home sits on an oversized lot, offering ample outdoor space for relaxation, play, or future possibilities. Additional highlights include a recently installed roof in August 2024, adding peace of mind and long-term value. With its spacious design, modern touches, and prime corner location, this home is a must-see.

2. 2026-05-07
   status Pending

   Show marketing remark (910 chars)

   Welcome to this spacious and inviting split-level home perfectly situated on a desirable corner lot. Featuring four bedrooms and two and a half bathrooms, this home offers a flexible layout ideal for comfortable living and entertaining. The open-concept main level showcases a bright living room that flows seamlessly into the kitchen, highlighted by laminate wood flooring and plenty of natural light. Upstairs, the main living area provides an airy and welcoming space, while the lower level features a generous family room—perfect for gatherings, movie nights, or a private retreat. The home sits on an oversized lot, offering ample outdoor space for relaxation, play, or future possibilities. Additional highlights include a recently installed roof in August 2024, adding peace of mind and long-term value. With its spacious design, modern touches, and prime corner location, this home is a must-see.

3. 2026-05-01
   listed $445,000 Active 910-char remark

   Show marketing remark (910 chars)

   Welcome to this spacious and inviting split-level home perfectly situated on a desirable corner lot. Featuring four bedrooms and two and a half bathrooms, this home offers a flexible layout ideal for comfortable living and entertaining. The open-concept main level showcases a bright living room that flows seamlessly into the kitchen, highlighted by laminate wood flooring and plenty of natural light. Upstairs, the main living area provides an airy and welcoming space, while the lower level features a generous family room—perfect for gatherings, movie nights, or a private retreat. The home sits on an oversized lot, offering ample outdoor space for relaxation, play, or future possibilities. Additional highlights include a recently installed roof in August 2024, adding peace of mind and long-term value. With its spacious design, modern touches, and prime corner location, this home is a must-see.

4. 2026-05-01
   listed $445,000 Active

   Show marketing remark (910 chars)

   Welcome to this spacious and inviting split-level home perfectly situated on a desirable corner lot. Featuring four bedrooms and two and a half bathrooms, this home offers a flexible layout ideal for comfortable living and entertaining. The open-concept main level showcases a bright living room that flows seamlessly into the kitchen, highlighted by laminate wood flooring and plenty of natural light. Upstairs, the main living area provides an airy and welcoming space, while the lower level features a generous family room—perfect for gatherings, movie nights, or a private retreat. The home sits on an oversized lot, offering ample outdoor space for relaxation, play, or future possibilities. Additional highlights include a recently installed roof in August 2024, adding peace of mind and long-term value. With its spacious design, modern touches, and prime corner location, this home is a must-see.

5. 2020-11-09
   soldstatus $360,000 486-char remark

   Show marketing remark (486 chars)

   Beautifully updated home on a corner lot, tucked away on a cul-de-sac. Fresh exterior and interior paint throughout, newer flooring and new front steps. Upstairs features a wide open kitchen/dining/family room with fireplace, surrounded by large picture windows and sliders out to a private back deck. Downstairs Great/Rec room with fireplace, sliders to back brick patio. Low maintenance landscaping, fresh bark along the backyard. Large 2 car garage with plenty of off street parking.

6. 2020-11-09
   soldstatus $360,000

   Show marketing remark (486 chars)

   Beautifully updated home on a corner lot, tucked away on a cul-de-sac. Fresh exterior and interior paint throughout, newer flooring and new front steps. Upstairs features a wide open kitchen/dining/family room with fireplace, surrounded by large picture windows and sliders out to a private back deck. Downstairs Great/Rec room with fireplace, sliders to back brick patio. Low maintenance landscaping, fresh bark along the backyard. Large 2 car garage with plenty of off street parking.

7. 2020-11-09
   soldstatus $360,000

   Show marketing remark (486 chars)

   Beautifully updated home on a corner lot, tucked away on a cul-de-sac. Fresh exterior and interior paint throughout, newer flooring and new front steps. Upstairs features a wide open kitchen/dining/family room with fireplace, surrounded by large picture windows and sliders out to a private back deck. Downstairs Great/Rec room with fireplace, sliders to back brick patio. Low maintenance landscaping, fresh bark along the backyard. Large 2 car garage with plenty of off street parking.

8. 2020-09-04
   listed $364,900

ⓘ 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: $4,080 · $340/mo
• Projected year-2 tax: $4,361 · $363/mo
• Expected delta: +$281/yr (+$23/mo · 6.9%)

ⓘ 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 8 d/yr ≥82°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,165
• − Mortgage interest: −$24,927
• − Property taxes: −$4,080
• − Insurance: −$2,225
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$12,945
• Taxable loss: −$26,399
• Est. tax savings @ 24.0%: +$6,336
• After-tax cash flow: $-11,253/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

• Score: 78/100
• State rank: #138
• US rank: #2729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Angeles, 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

+22.0% since first listed

10 events — show timeline

• 2026-06-10 Sold (MLS) $445,000 NWMLS as Distributed by MLS Grid
• 2026-06-10 Sold (MLS) $445,000 OLS
• 2026-05-07 Pending — OLS
• 2026-05-07 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-01 Listed $445,000 NWMLS as Distributed by MLS Grid
• 2026-05-01 Listed $445,000 OLS
• 2020-11-09 Sold (Public Records) $360,000 Public Records
• 2020-11-09 Sold (MLS) $360,000 NWMLS as Distributed by MLS Grid
• 2020-11-09 Sold (MLS) $360,000 OLS
• 2020-09-04 Listed $364,900 NWMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2026): $4,080 · +2.6% YoY. Source: county tax records.