2015 W 7th St · Port Angeles, WA 98363

$575,000

3 bd · 2.0 ba · 2,181 sqft · SingleFamily public records · 3 Days on market

Built 1997 0.40 ac lot Est $504k · 14% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 1 level, 1-owner, turnkey home nestled on the west side of Port Angeles w/ peek a boo salt water views. Tall ceilings & large windows create a light and bright atmosphere throughout the home. Quality and well cared for home features hardwood floors, formal dining room, propane fireplace, & heat pump. Spacious primary suite boasts double sinks, soak tub, & large walk in closet. Clean 2 car attached garage w/ brand new garage door & utility sink. The real star of this show is the incredible yard! Lush grass, tasteful and beautiful landscaping, fenced backyard, concrete patio.

Key facts

• Double sinks
• Propane fireplace
• Formal dining room

Tags

• PEEK A BOO WATER VIEWS
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• PROPANE FIREPLACE
• HEAT PUMP
• DOUBLE SINKS

Property features AI

Finance

• Financial info: Financing accepted: Cash, Conventional, FHA, USDA, VA

Exterior

• Parking: Attached garage; Covered parking for 2 vehicles
• Security: Fully fenced
• Utilities: Public water; Sewer connected; Electric and propane energy sources
• Home design: Single-family house; One level; Built in 1997; Very good condition; Built on lot
• Construction: Cement construction materials; Composition roof; Poured concrete foundation
• Exterior features: Fully fenced yard; Patio; Cement/concrete exterior

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Dining room; Fireplace (gas)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $575k).
• Cap rate 10.5% vs local median 2.8% in Port Angeles — 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 78/100 on livability (#138 in WA, #2,729 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Port Angeles School District (town): math 55% / reading 65% proficiency, ranked #70 of 291 in WA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Clallam County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $161k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $575,000

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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $503,811
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2131 W 7th St	0.14mi	3/2.0	2,040 (-6%)	4mo	$430,000	$211	80
1816 W 5th St	0.24mi	3/3.0	2,176 (-0%)	7mo	$570,000	$262	79
1812 W 12th St	0.44mi	3/2.0	2,148 (-2%)	1mo	$456,000	$212	76
2140 W 6th St	0.17mi	2/2.0 (-1)	2,104 (-4%)	7mo	$559,000	$266	76
2016 W Fourth St	0.18mi	3/2.0	1,876 (-14%)	5mo	$469,000	$250	64
2105 Seabreeze Pl	0.30mi	4/2.0 (+1)	1,898 (-13%)	10mo	$424,950	$224	51
1426 W 4th St	0.64mi	3/2.0	2,388 (+10%)	8mo	$551,000	$231	48
1429 W 12th St	0.70mi	3/2.5	2,329 (+7%)	9mo	$595,000	$255	46
607 S H St	0.60mi	3/3.0	1,920 (-12%)	5mo	$205,000	$107	44
1623 W 14th	0.64mi	3/3.0	2,458 (+13%)	2mo	$567,000	$231	43
1421 W 5th St	0.64mi	4/3.0 (+1)	2,010 (-8%)	9mo	$640,000	$318	40
1937 W 18th St	0.75mi	4/3.0 (+1)	2,388 (+10%)	10mo	$480,000	$201	32

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $33,646
• Equity at exit: $85,734

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $192,421
• Equity at exit: $49,715

Cash invested: $161,000 (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 98363

• Active inventory: 128
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $7,195 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$437 /mo · $5,242/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,511
• Net cashflow: $1,992

Break-even live

Break-even rent $4,673

Max offer price $575,000

Occupancy floor 67%

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 W 6th St Unit 1336270P Port Angeles, WA	3.0	2.5	2497	$7,892	$3.16	43d	1	0.09mi
1426 W 4th St Port Angeles, WA	3.0	2.0	2388	$2,800	$1.17	43d	1	0.66mi

Listing history 4 events

1. 2026-06-18
   days on market $575,000 Active 3 DOM
2. 2026-06-17
   days on market $575,000 Active 2 DOM
3. 2026-06-16
   remarks 592-char remark
4. 2026-06-16
   listed $575,000 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: $5,242 · $437/mo
• Projected year-2 tax: $5,635 · $470/mo
• Expected delta: +$393/yr (+$33/mo · 7.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 9 d/yr ≥82°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $86,339
• − Mortgage interest: −$32,209
• − Property taxes: −$5,242
• − Insurance: −$2,875
• − Repairs & maintenance: −$6,907
• − Management: −$6,907
• − Depreciation: −$16,727
• Taxable income: $15,472
• Est. tax owed @ 24.0%: −$3,713
• After-tax cash flow: $20,193/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: Port Angeles School District
• NCES district ID: 5306820
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $46,594
• Composite: 52.34/100
• National rank: #3432
• State rank: #70 of 291 in WA

Livability — Port Angeles

• Score: 78/100
• State rank: #138
• US rank: #2729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Angeles, WA
• Population (ZIP): 14,644

Population outlook (Clallam County) Hauer SSP2

• Today (2025): 76,817 people
• By 2030: 78,177 · +1.8%
• By 2040: 79,795 · +3.9%
• By 2050: 80,890 · +5.3%
• By 2075: 83,933 · +9.3%
• By 2100: 82,141 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Hispanic / Latino 6% Native American 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 8% Portuguese 6% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Clallam

• 2024 margin: Lean D (+7.9) · D 52.6% · R 44.7% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 3.3pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+3.4 2016: R+1.6 2012: D+0.4 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -269.47%
• Current HPI: 198.0851
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $575,000 OLS
• 2026-06-15 Listed $575,000 NWMLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2026): $5,242 · +2.7% YoY. Source: county tax records.