2010 Broadway Ave #16 · Hoquiam, WA 98550

$143,500

2 bd · 1.0 ba · 793 sqft · SingleFamily · 74 Days on market

Built 2026 Good condition $181/sqft · 214% above area

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two bedroom, one bath double wide with cozy floor plan and great kitchen. Front carport and low maintenance yard. 55+ park. Buyer to pay sales tax on purchase price. Security gate. On bus line for ease of transportation. Space rent $435.38/mo.

Key facts

• Security gate
• Low maintenance yard
• Parking

Tags

• SECURITY GATE
• LOW MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $144k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $135k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.7% in Hoquiam — 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 (#171 in WA, #4,268 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, schools D-.
• Hoquiam School District (town): math 30% / reading 41% proficiency, ranked #250 of 291 in WA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $992 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grays Harbor County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,890 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $45,685
• List price: $143,500
• Delta: 214.11%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,732
• Equity at exit: $21,396

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $17,636
• Equity at exit: $12,407

Cash invested: $40,180 (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 98550

• Active inventory: 154
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$753
• Tax est. 1.5%: −$179 /mo · $2,152/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $275

Break-even live

Break-even rent $1,255

Max offer price $143,500

Occupancy floor 78%

Sensitivity live

Price	-10% $374	-5% $324	+0% $275	+5% $225	+10% $176
Rent	-10% $148	-5% $211	+0% $275	+5% $338	+10% $401
Rate	-1.0pp $347	-0.5pp $311	base $275	+0.5pp $238	+1.0pp $200

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: $35,875
• Closing costs: $4,305
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Endresen Rd Hoquiam, WA	3.0	1.0	914	$2,300	$2.52	45d	1	0.94mi

Listing history 18 events

1. 2026-06-21
   days on market $143,500 Active 74 DOM
2. 2026-06-19
   days on market $143,500 Active 72 DOM
3. 2026-06-18
   days on market $143,500 Active 71 DOM
4. 2026-06-17
   days on market $143,500 Active 70 DOM
5. 2026-06-16
   days on market $143,500 Active 69 DOM
6. 2026-06-15
   days on market $143,500 Active 68 DOM
7. 2026-06-14
   days on market $143,500 Active 66 DOM
8. 2026-06-12
   days on market $143,500 Active 65 DOM
9. 2026-06-09
   days on market $143,500 Active 62 DOM
10. 2026-06-08
    days on market $143,500 Active 61 DOM
11. 2026-06-07
    days on market $143,500 Active 60 DOM
12. 2026-06-05
    days on market $143,500 Active 57 DOM
13. 2026-06-03
    days on market $143,500 Active 56 DOM
14. 2026-06-02
    days on market $143,500 Active 55 DOM
15. 2026-06-01
    days on market $143,500 Active 54 DOM
16. 2026-05-31
    days on market $143,500 Active 53 DOM
17. 2026-05-30
    days on market $143,500 Active 52 DOM
18. 2026-04-08
    listed $143,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥77°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,237
• − Mortgage interest: −$8,038
• − Property taxes: −$2,152
• − Insurance: −$718
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,175
• Taxable income: $1,076
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $3,038/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-family home is in good condition with a modern kitchen and well-maintained exterior. It has a low-maintenance yard and is located in a 55+ park, making it an attractive option for buyers and renters. Potential value-adding improvements include landscaping and curb appeal improvements, painting the exterior, adding a small garden or landscaping feature, upgrading the kitchen appliances, and adding a small outdoor seating area.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters.
• Both Painting the exterior — Fresh paint can make the home look more inviting and maintain its value.
• Both Adding a small garden or landscaping feature — Improves the home's curb appeal and can attract more buyers or renters.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Adding a small outdoor seating area — Can increase the home's appeal and value, especially for renters who may appreciate a small outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters. ↑
• Both Painting the exterior — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Adding a small garden or landscaping feature — Improves the home's curb appeal and can attract more buyers or renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Adding a small outdoor seating area — Can increase the home's appeal and value, especially for renters who may appreciate a small outdoor space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hoquiam School District
• NCES district ID: 5303660
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $39,039
• Composite: 32.31/100
• National rank: #10914
• State rank: #250 of 291 in WA

Livability — Hoquiam

• Score: 75/100
• State rank: #171
• US rank: #4268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoquiam, WA
• County: Grays Harbor County · 44,693 people
• City population: 12,316
• Metro: Aberdeen, WA
• Population (ZIP): 12,316
• Household income: $55,040
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 438.0

Population outlook (Grays Harbor County) Hauer SSP2

• Today (2025): 66,443 people
• By 2030: 63,255 · -4.8%
• By 2040: 56,466 · -15.0%
• By 2050: 50,516 · -24.0%
• By 2075: 39,296 · -40.9%
• By 2100: 31,142 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Two or more races 6% Native American 4% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Romanian 4% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Grays Harbor

• 2024 margin: Lean R (+6.0) · D 45.6% · R 51.6% · Other 2.8%
• 2008→2024 swing: -20.6pp toward R · 2008: 14.6pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+6.6 2016: R+7.1 2012: D+14.0 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.94%
• Current HPI: 249.3102
• Rent YoY: —
• Metro: Aberdeen, WA
• 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

1 event — show timeline

• 2026-04-08 Listed $143,500 NWMLS as Distributed by MLS Grid