7339 Clamdigger · Birch Bay, WA 98230

$450,000

3 bd · 2.0 ba · 1,014 sqft · Other public records · 5 Days on market

Built 2010 5,663 sqft lot $20/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.3/10.0

Listing remarks

Single-level rambler located in the quiet & calm Bay Crest neighborhood of Birch Bay! This 3-bed, 2-bath home has a spacious & functional flow. Open living room with gas fireplace leads to kitchen & dining area. Relax in the fully fenced, full sun backyard with covered patio or take a quick stroll to the many activities in Birch Bay like the state park, waterfront, trails & shops! Primary bedroom faces the local pond for a serene setting. Home has great curb appeal with covered front patio & two-car garage. Perfect starter home or space to downsize! Price to sell!

Key facts

• Gas fireplace
• Local pond
• Covered patio

Tags

• GAS FIREPLACE
• FULLY FENCED BACKYARD
• COVERED PATIO
• LOCAL POND

Property features AI

Finance

• Other: Offers review date: Tuesday, June 9, 2026
• Financial info: Listing terms: Cash
• HOA & community: HOA with $240 annual fee covering common area maintenance; Community park nearby

Exterior

• Parking: Attached garage with 2 covered spaces
• Security: Fully fenced yard
• Utilities: Public water; Sewer connected; Natural gas energy source
• Home design: Single-family house; One story; Main level entry; Has a view
• Construction: Cement plank siding; Composition roof; Poured concrete foundation; Built on lot
• Exterior features: Cement-planked exterior; Patio; Curbs, paved driveway/streets and sidewalk

Interior

• Kitchen: Dishwasher; Stove/Range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Dishwasher; Dryer; Stove/Range; Washer; Fully fenced
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $450k.

Deal economics

• At list price, monthly cash flow is $-865 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (44.9% below list).
• Recommended offer: $248k (44.9% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.6% in Birch Bay — 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 62/100 on livability (#406 in WA) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: cost of living D+, health & safety D, schools F.
• Blaine School District (town): math 49% / reading 55% proficiency, ranked #120 of 291 in WA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.1%/yr); 454 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).
• This rent runs 34% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $247,778 (44.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.55% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.24%
• DSCR: 0.63
• GRM: 15.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $190,111
• Equity at exit: $405,396

10-year hold

• IRR: 17.2%
• Equity multiple: 5.79×
• Total profit: $603,393
• Equity at exit: $874,251

Cash invested: $126,000 (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 98230

• Home prices YoY: 14.0%
• Rents YoY: 3.1%
• Active inventory: 454
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $2,478 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$255 /mo · $3,059/yr
• Insurance: −$188
• HOA: −$20
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-865

Break-even live

Break-even rent $3,572

Max offer price $297,226

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7650 Birch Bay Dr Blaine, WA	3.0	1.5	1036	$2,175	$2.10	13d	1	0.77mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: watergas

Listing history 6 events

1. 2026-06-10
   status $450,000 Pending 5 DOM
2. 2026-06-09
   days on market $450,000 Active 5 DOM
3. 2026-06-08
   days on market $450,000 Active 4 DOM
4. 2026-06-07
   days on market $450,000 Active 3 DOM
5. 2026-06-05
   remarks 580-char remark
6. 2026-06-05
   listed $450,000 Active 1 DOM

ⓘ 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: $3,059 · $255/mo
• Projected year-2 tax: $4,410 · $368/mo
• Expected delta: +$1,351/yr (+$113/mo · 44.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥81°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,733
• − Mortgage interest: −$25,207
• − Property taxes: −$3,059
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,379
• − Management: −$2,379
• − HOA: −$240
• − Depreciation: −$13,091
• Taxable loss: −$18,871
• Est. tax savings @ 24.0%: +$4,529
• After-tax cash flow: $-5,849/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: Blaine School District
• NCES district ID: 5300570
• Math proficiency: 49% ▼ -1.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $57,085
• Composite: 47.05/100
• National rank: #5128
• State rank: #120 of 291 in WA

Livability — Birch Bay

• Score: 62/100
• State rank: #406
• US rank: #16180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birch Bay, WA
• County: Whatcom County · 209,776 people
• Metro: Bellingham, WA
• Population (ZIP): 18,744
• Household income: $86,623
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 454.0

Population outlook (Whatcom County) Hauer SSP2

• Today (2025): 240,408 people
• By 2030: 254,667 · +5.9%
• By 2040: 281,365 · +17.0%
• By 2050: 307,592 · +27.9%
• By 2075: 375,576 · +56.2%
• By 2100: 421,637 · +75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Asian 3% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Iranian 4% Lithuanian 3%
• Foreign-born: 13% · Canada, China
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Whatcom

• 2024 margin: Strong D (+24.9) · D 60.8% · R 35.9% · Other 3.3%
• 2008→2024 swing: +6.9pp toward D · 2008: 18.0pp · 2024: 24.9pp
• All cycles: 2024: D+24.9 2020: D+23.9 2016: D+17.7 2012: D+12.1 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 106.58%
• Current HPI: 868.68
• Rent YoY: ▲ 3.10%
• Metro: Bellingham, 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

+114.3% since first listed

8 events — show timeline

• 2026-06-04 Listed $450,000 NWMLS as Distributed by MLS Grid
• 2021-10-15 Sold (MLS) $435,000 NWMLS as Distributed by MLS Grid
• 2021-09-14 Pending — NWMLS as Distributed by MLS Grid
• 2021-09-08 Listed $435,000 NWMLS as Distributed by MLS Grid
• 2010-11-12 Sold (MLS) $205,500 NWMLS as Distributed by MLS Grid
• 2010-10-08 Pending — NWMLS as Distributed by MLS Grid
• 2010-09-16 Price Changed $203,990 NWMLS as Distributed by MLS Grid
• 2010-07-09 Listed $209,990 NWMLS as Distributed by MLS Grid

Property tax history

+11.0%/yr

Latest (2026): $3,059 · +2.0% YoY. Source: county tax records.