1845 S Montesano St #401 · Cohassett Beach, WA 98595

$99,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 26 Days on market

Built 1982

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Living in Westport! Own your own home while leasing the land in a peaceful park setting. This spacious 1982 doublewide is the largest home in Hammond RV Park and offers comfortable, affordable coastal living with plenty of room to spread out. Featuring 2 bedrooms, 2 bathrooms, and 1,420 square feet, this well-maintained home has seen numerous updates, including a new furnace and heat pump, newly installed water filtration system, updated flooring, and fresh interior and exterior paint. The bright and open floorplan includes both a living room and separate family room, with large windows that fill the home with natural light. Inside, enjoy a cozy fire in the fireplace during stor

Key facts

• Two parking areas
• Extra storage shed
• Updated flooring

Tags

• NEW FURNACE AND HEAT PUMP
• UPDATED FLOORING
• BRIGHT AND OPEN FLOORPLAN
• TWO PARKING AREAS
• EXTRA STORAGE SHED
• CLOSE TO THE BUS LINE

Property features AI

Finance

• Other: Mobile home remains
• Financial info: Listing terms: Cash
• HOA & community: Located in Hammond RV park (park approved for sale); Pets allowed: cats OK; Senior exemption available; Land lease: $500/month

Exterior

• Parking: 2 open uncovered parking spaces
• Utilities: Public water; Public sewer; Electric power; Power by GH PUD
• Home design: Manufactured single-wide home; One level; South-facing
• Construction: Metal/Vinyl construction; Composition roof; Tie-down foundation; Manufactured after 6/15/1976
• Exterior features: Metal/vinyl exterior; Metal skirting; Patio/porch/deck; Awnings

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; Heat pump; Forced air cooling; Heat pump cooling
• Interior features: Fireplace; Water heater (electric, located in closet); Kitchen with eating space; Jetted/soaking tub; Walk-in closet; Awnings; Patio/porch/deck
• Laundry & utility: Laundry available in park

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#408 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B; Watch: health & safety C-, crime F, amenities F.
• Ocosta School District (rural): math 39% / reading 50% proficiency, ranked #196 of 291 in WA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ocosta Elementary School (325 students, 67% FRL); Ocosta Junior - Senior High (243 students, 62% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $75k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $226,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2109 S Montesano St	0.19mi	3/2.0 (+1)	1,464 (+2%)	19mo	$230,000	$157	68
2315 Pleasant Dr S	0.34mi	2/2.0	1,288 (-11%)	2mo	$175,000	$136	65

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: 16.5%
• Equity multiple: 1.66×
• Total profit: $18,395
• Equity at exit: $14,761

10-year hold

• IRR: 25.0%
• Equity multiple: 3.18×
• Total profit: $60,427
• Equity at exit: $8,560

Cash invested: $27,720 (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 98595

• Active inventory: 121
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $540

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 60%

Sensitivity live

Price	-10% $609	-5% $575	+0% $540	+5% $506	+10% $472
Rent	-10% $418	-5% $479	+0% $540	+5% $602	+10% $663
Rate	-1.0pp $590	-0.5pp $566	base $540	+0.5pp $515	+1.0pp $489

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 W Pacific Ave Unit 1 Westport, WA	3.0	1.5	1200	$1,550	$1.29	44d	1	1.42mi
210 W Pacific Ave Westport, WA	3.0	1.0	1200	$1,550	$1.29	44d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $99,000 Active 26 DOM
2. 2026-06-19
   days on market $99,000 Active 24 DOM
3. 2026-06-18
   days on market $99,000 Active 23 DOM
4. 2026-06-17
   days on market $99,000 Active 22 DOM
5. 2026-06-16
   days on market $99,000 Active 21 DOM
6. 2026-06-15
   days on market $99,000 Active 20 DOM
7. 2026-06-14
   days on market $99,000 Active 18 DOM
8. 2026-06-12
   days on market $99,000 Active 17 DOM
9. 2026-06-09
   days on market $99,000 Active 14 DOM
10. 2026-06-08
    days on market $99,000 Active 13 DOM
11. 2026-06-07
    days on market $99,000 Active 12 DOM
12. 2026-06-05
    days on market $99,000 Active 9 DOM
13. 2026-06-02
    days on market $99,000 Active 7 DOM
14. 2026-06-01
    days on market $99,000 Active 6 DOM
15. 2026-05-31
    days on market $99,000 Active 5 DOM
16. 2026-05-30
    days on market $99,000 Active 4 DOM
17. 2026-05-26
    listed $99,000 Active
18. 2022-03-28
    soldstatus $75,000
19. 2022-03-28
    listed $75,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥73°F today · 18 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: $18,600
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,880
• Taxable income: $5,218
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $5,232/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: Ocosta School District
• NCES district ID: 5306090
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $36,877
• Composite: 39.19/100
• National rank: #8222
• State rank: #196 of 291 in WA

Livability — Cohassett Beach

• Score: 62/100
• State rank: #408
• US rank: #16227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cohassett Beach, WA
• Population (ZIP): 2,591

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 11% Two or more races 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 12% Scottish 5% Iranian 4%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 10% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -135.90%
• Current HPI: 233.666
• 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

+32.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $99,000 NWMLS as Distributed by MLS Grid
• 2022-03-28 Listed $75,000 NWMLS as Distributed by MLS Grid
• 2022-03-28 Sold (MLS) $75,000 NWMLS as Distributed by MLS Grid

Property tax history

-2.4%/yr

Latest (2024): $185 · -4.9% YoY. Source: county tax records.