1028 Maple Ln · Peaceful Valley, WA 98295

$67,000

1 bd · 1.0 ba · 550 sqft · Other · 57 Days on market

Built 1995 3,920 sqft lot $122/sqft · 21% below area Est $85k · 21% under $183/mo HOA · 15% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean, comfortable and affordable! Welcome to Paradise Lakes Country Club! This recreational property is your perfect getaway. Top-of-the-line 1995 fifth-wheel trailer complete with hardwood floors, cabinet lighting, and carpeted storage under the floor with access from inside the trailer. The addition is being used as a second bedroom. Property also boasts a mudroom with an extra fridge and freezer and a huge covered deck! Sleeps 10! Check out the fantastic covered firepit area and this property also has great outside storage. Fenced on 3 sides, this beautiful property is turnkey and ready for new adventures. This great community has an indoor pool, sports court, exercise room, comfort sta

Key facts

• Covered deck
• Covered firepit area
• Mudroom

Tags

• HARDWOOD FLOORS
• CABINET LIGHTING
• MUDROOM
• COVERED DECK
• COVERED FIREPIT AREA
• INDOOR POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $67k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.3% in Peaceful Valley — 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 60/100 on livability (#453 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A-; Watch: commute C-, health & safety D, schools F.
• Mount Baker School District (rural): math 40% / reading 53% proficiency, ranked #165 of 291 in WA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.16%
• DSCR: 2.08
• GRM: 4.5

CMA / ARV

• ARV (median comp): $85,000
• List price: $67,000
• Delta: -21.18%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $13,308
• Equity at exit: $9,990

10-year hold

• IRR: 26.1%
• Equity multiple: 3.29×
• Total profit: $42,997
• Equity at exit: $5,793

Cash invested: $18,760 (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 98295

• Home prices YoY: -4.8%
• Active inventory: 39
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$28
• HOA: −$183
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $378

Break-even live

Break-even rent $764

Max offer price $67,000

Occupancy floor 65%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $183 · $2,196/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $67,000 Active 57 DOM
2. 2026-06-17
   days on market $67,000 Active 56 DOM
3. 2026-06-16
   days on market $67,000 Active 55 DOM
4. 2026-06-15
   days on market $67,000 Active 54 DOM
5. 2026-06-14
   days on market $67,000 Active 52 DOM
6. 2026-06-13
   days on market $67,000 Active 51 DOM
7. 2026-06-10
   days on market $67,000 Active 49 DOM
8. 2026-06-09
   days on market $67,000 Active 48 DOM
9. 2026-06-08
   days on market $67,000 Active 47 DOM
10. 2026-06-07
    days on market $67,000 Active 46 DOM
11. 2026-06-05
    days on market $67,000 Active 43 DOM
12. 2026-06-02
    days on market $67,000 Active 41 DOM
13. 2026-06-01
    days on market $67,000 Active 40 DOM
14. 2026-05-31
    days on market $67,000 Active 39 DOM
15. 2026-05-30
    days on market $67,000 Active 38 DOM
16. 2026-04-22
    listed $67,000 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: $495 · $41/mo
• Projected year-2 tax: $657 · $55/mo
• Expected delta: +$161/yr (+$13/mo · 32.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,906
• − Mortgage interest: −$3,753
• − Property taxes: −$495
• − Insurance: −$335
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − HOA: −$2,196
• − Depreciation: −$1,949
• Taxable income: $3,793
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $3,623/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: Mount Baker School District
• NCES district ID: 5305310
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $53,695
• Composite: 42.37/100
• National rank: #6931
• State rank: #165 of 291 in WA

Livability — Peaceful Valley

• Score: 60/100
• State rank: #453
• US rank: #18635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peaceful Valley, WA
• Population (ZIP): 3,135

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 23% Iranian 14% Slovak 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 5% German/W. Germanic 3% Russian/Polish/Slavic 2%

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: ▼ -17.67%
• Current HPI: 346.9152
• 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

1 event — show timeline

• 2026-04-22 Listed $67,000 NWMLS as Distributed by MLS Grid

Property tax history

+16.1%/yr

Latest (2026): $495 · +5.5% YoY. Source: county tax records.