1703 259th Pl · Ocean Park, WA 98640

$254,900

2 bd · 1.5 ba · 928 sqft · SingleFamily public records · 247 Days on market

Built 1910 4,792 sqft lot $275/sqft · 16% below area Est $303k · 16% under ↓ 14% since listing

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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 +27.1/30.0
• ARV discount +14.6/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The perfect quint essential Ocean Park mid-century cabin with community commercial zoning. All the vintage touches still intact with upgrades like new deck, new roof, and other updates. Much loved and intended to be full or part-time living and distance to all the important community Ocean Park features like grocery shopping, beach access, artisans retreat, STR zoning BONUS. New FLOORING. The possibilities are endless!

Key facts

• Str zoning
• New deck
• Beach access

Tags

• OCEAN PARK MID-CENTURY CABIN
• COMMUNITY COMMERCIAL ZONING
• NEW DECK
• NEW ROOF
• BEACH ACCESS
• STR ZONING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.2% in Ocean Park — 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 (#216 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, employment D+, amenities 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: 320 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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 1910 — 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. 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?
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: 1.14% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $302,950
• List price: $254,900
• Delta: -15.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 262nd Pl	0.22mi	2/1.0	840 (-10%)	7mo	$208,000	$248	66
26212 V Ln	0.28mi	2/1.0	1,039 (+12%)	2mo	$320,000	$308	63
1310 260TH Pl	0.15mi	2/1.0	830 (-11%)	14mo	$348,000	$419	62
1512 270th Pl	0.53mi	2/1.0	864 (-7%)	5mo	$215,000	$249	58
26711 Ridge Ave	0.43mi	1/1.0 (-1)	988 (+6%)	9mo	$275,000	$278	55
1305 269th Pl	0.53mi	1/1.0 (-1)	960 (+3%)	14mo	$255,000	$266	51
1412 253rd Pl	0.34mi	2/1.0	832 (-10%)	22mo	$90,000	$108	47
1215 273rd Pl	0.72mi	2/1.5	855 (-8%)	9mo	$355,000	$415	46
1601 274th Pl	0.75mi	2/1.0	900 (-3%)	16mo	$306,000	$340	45
27005 Park Ave	0.60mi	2/1.0	792 (-15%)	23mo	$50,000	$63	26

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $4,371
• Equity at exit: $38,006

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $62,421
• Equity at exit: $22,039

Cash invested: $71,372 (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 98640

• Home prices YoY: -26.7%
• Active inventory: 320
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $718

Break-even live

Break-even rent $1,991

Max offer price $254,900

Occupancy floor 70%

Sensitivity live

Price	-10% $863	-5% $790	+0% $718	+5% $646	+10% $574
Rent	-10% $489	-5% $604	+0% $718	+5% $833	+10% $947
Rate	-1.0pp $847	-0.5pp $783	base $718	+0.5pp $652	+1.0pp $585

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24904 J Pl Ocean Park, WA	2.0	1.0	900	$2,900	$3.22	45d	1	0.58mi

Listing history 22 events

1. 2026-06-21
   days on market $254,900 Active 247 DOM
2. 2026-06-21
   days on market $254,900 Active 246 DOM
3. 2026-06-18
   days on market $254,900 Active 244 DOM
4. 2026-06-17
   days on market $254,900 Active 243 DOM
5. 2026-06-16
   days on market $254,900 Active 242 DOM
6. 2026-06-15
   days on market $254,900 Active 241 DOM
7. 2026-06-15
   days on market $254,900 Active 240 DOM
8. 2026-06-13
   days on market $254,900 Active 239 DOM
9. 2026-06-12
   days on market $254,900 Active 238 DOM
10. 2026-06-09
    days on market $254,900 Active 235 DOM
11. 2026-06-08
    days on market $254,900 Active 234 DOM
12. 2026-06-08
    days on market $254,900 Active 233 DOM
13. 2026-06-07
    days on market $254,900 Active 232 DOM
14. 2026-06-03
    days on market $254,900 Active 229 DOM
15. 2026-06-02
    days on market $254,900 Active 228 DOM
16. 2026-06-01
    days on market $254,900 Active 227 DOM
17. 2026-05-31
    days on market $254,900 Active 226 DOM
18. 2026-04-10
    status Active
19. 2026-03-16
    status Pending
20. 2025-10-24
    price $254,900
21. 2025-09-22
    price $259,000
22. 2025-09-22
    listed $295,000 Active

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: +$941/yr (+$78/mo · 60.4%)

ⓘ 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 1/10 Low 8 d/yr ≥74°F today · 17 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: $34,800
• − Mortgage interest: −$14,278
• − Property taxes: −$1,557
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$7,415
• Taxable income: $4,707
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $7,490/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 — Ocean Park

• Score: 72/100
• State rank: #216
• US rank: #6161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Park, WA
• Population (ZIP): 5,107

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% German/W. Germanic 1%

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: ▼ -81.15%
• Current HPI: 222.8758
• 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

-13.6% since first listed

5 events — show timeline

• 2026-04-10 Relisted — NWMLS as Distributed by MLS Grid
• 2026-03-16 Pending — NWMLS as Distributed by MLS Grid
• 2025-10-24 Price Changed $254,900 NWMLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $259,000 NWMLS as Distributed by MLS Grid
• 2025-09-22 Listed $295,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2026): $1,557 · -3.2% YoY. Source: county tax records.