550 Westcott Dr · Roche Harbor, WA 98250

$2,695,000

2 bd · 3.0 ba · 2,442 sqft · SingleFamily public records · 13 Days on market

Built 2009 0.72 ac lot

---

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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +5.7/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Custom Pacific Northwest Craftsman with 171 feet of northwest-facing shoreline on Westcott Bay, capturing expansive water views and the ever-changing activity of boats, wildlife, and tides. For the first time on the market, the home maximizes its waterfront setting-- showcasing custom woodwork, generous windows, 10ft ceilings, open living spaces, and inviting outdoor areas designed for entertaining and relaxation. The residence offers 3 lovely bedrooms and 3 baths, an upmarket kitchen featuring Viking and Fisher & Paykel appliances, water views from virtually every room, an intuitive floor plan, and an enormous unfinished walk-out basement. Well suited for year-round living or as a se

Key facts

• Open living spaces
• Upmarket kitchen
• Custom woodwork

Tags

• EXPANSIVE WATER VIEWS
• CUSTOM WOODWORK
• OPEN LIVING SPACES
• INVITING OUTDOOR AREAS
• UPMARKET KITCHEN
• WATER VIEWS FROM EVERY ROOM

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional

Exterior

• Parking: Covered parking for 4; Driveway; Detached garage; RV parking
• Utilities: Water from community system (Roche Harbor Water Co); Septic tank; Power by OPALCO; Energy sources: Electric and Propane; Electric water heater located in basement; Internet: Centurylink
• Home design: Single family residence, two stories; Main-level entry; Northwest facing; Has view; Built on lot; Property condition: good
• Construction: Wood construction; Composition roof; Poured concrete foundation; Built on lot (house)
• Exterior features: Wood exterior; Deck; Moorage; Outbuildings; Patio; RV parking; Shop; Garden space; Wooded yard; Dead end street; Drought-resistant landscaping; Paved surfaces; Water access with deeded beach rights; Saltwater/sea frontage (171 ft waterfront)

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms (2 upstairs, 1 main level)
• Flooring: Ceramic tile; Hardwood; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 half bath; 2 main level bathrooms; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Ceiling fans; Dining room; Fireplace (gas); Loft; Vaulted ceilings; Walk-in closets; Water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $2.69M.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.50M (7.2% below list).
• Recommended offer: $2.50M (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 0.5% in Roche Harbor — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• San Juan Island School District (rural): math 61% / reading 67% proficiency, ranked #36 of 291 in WA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Friday Harbor Elementary School (321 students, 38% FRL); Friday Harbor High School (245 students, 42% FRL).
• Market conditions: 165 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 99 units permitted in San Juan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $19k of loan paydown is wiped out by about $81k of value loss. Plan a longer hold.
• San Juan County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $350k; list at $2.69M implies a 670% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $2,500,000 (7.2% 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. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-229,408
• Equity at exit: $401,833

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $64,556
• Equity at exit: $233,014

Cash invested: $754,600 (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 98250

• Active inventory: 165
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $25,000 medium
• Mortgage (P&I): −$14,133
• Tax from tax record: −$1,225 /mo · $14,696/yr
• Insurance: −$1,123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,250
• Net cashflow: $3,270

Break-even live

Break-even rent $20,861

Max offer price $2,695,000

Occupancy floor 82%

Sensitivity live

Price	-10% $4,795	-5% $4,032	+0% $3,270	+5% $2,507	+10% $1,744
Rent	-10% $1,295	-5% $2,282	+0% $3,270	+5% $4,257	+10% $5,245
Rate	-1.0pp $4,627	-0.5pp $3,955	base $3,270	+0.5pp $2,571	+1.0pp $1,861

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: $673,750
• Closing costs: $80,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Cobblestone Ln Friday Harbor, WA	3.0	3.5	1820	$25,000	$13.74	44d	1	0.74mi

Listing history 11 events

1. 2026-06-18
   days on market $2,695,000 Active 13 DOM
2. 2026-06-17
   days on market $2,695,000 Active 12 DOM
3. 2026-06-16
   days on market $2,695,000 Active 11 DOM
4. 2026-06-15
   days on market $2,695,000 Active 10 DOM
5. 2026-06-15
   days on market $2,695,000 Active 9 DOM
6. 2026-06-13
   days on market $2,695,000 Active 8 DOM
7. 2026-06-12
   days on market $2,695,000 Active 7 DOM
8. 2026-06-09
   days on market $2,695,000 Active 4 DOM
9. 2026-06-08
   days on market $2,695,000 Active 3 DOM
10. 2026-06-08
    remarks 695-char remark
11. 2026-06-08
    listed $2,695,000 Active 2 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: $14,696 · $1,225/mo
• Projected year-2 tax: $26,411 · $2,201/mo
• Expected delta: +$11,715/yr (+$976/mo · 79.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥78°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $300,000
• − Mortgage interest: −$150,962
• − Property taxes: −$14,696
• − Insurance: −$13,475
• − Repairs & maintenance: −$24,000
• − Management: −$24,000
• − Depreciation: −$78,400
• Taxable loss: −$5,533
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $40,562/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: San Juan Island School District
• NCES district ID: 5307650
• Math proficiency: 61% ▲ 6.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $58,476
• Composite: 56.64/100
• National rank: #2434
• State rank: #36 of 291 in WA

Livability — Roche Harbor

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Roche Harbor, WA
• Population (ZIP): 9,127

Population outlook (San Juan County) Hauer SSP2

• Today (2025): 17,439 people
• By 2030: 17,871 · +2.5%
• By 2040: 18,236 · +4.6%
• By 2050: 18,468 · +5.9%
• By 2075: 19,749 · +13.2%
• By 2100: 20,348 · +16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 5% Portuguese 5% Lithuanian 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · San Juan

• 2024 margin: Solid D (+51.4) · D 73.7% · R 22.3% · Other 3.9%
• 2008→2024 swing: +9.5pp toward D · 2008: 41.9pp · 2024: 51.4pp
• All cycles: 2024: D+51.4 2020: D+50.5 2016: D+41.6 2012: D+37.5 2008: D+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.89%
• Current HPI: 187.6787
• 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

+670.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $2,695,000 NWMLS as Distributed by MLS Grid
• 2001-11-13 Sold (Public Records) $350,000 Public Records

Property tax history

+8.0%/yr

Latest (2026): $14,696 · -5.3% YoY. Source: county tax records.