2419 Jahn Ave NW #14 · Wollochet, WA 98335

$134,950

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 61 Days on market

Built 1973 $117/sqft · 5% below area Est $142k · 5% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• Schools +6.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to West Anchor Mobile Home Park a highly sought-after 55+ community. offering peaceful living with breathtaking views of the Iconic Tacoma Narrows Bridge and the sparkling waters of Puget Sound. Situated on arguably the best lot in the park, this spacious doublewide home sits on a private corner setting with raised garden beds, perfect for enjoying the serene surroundings. Inside, you’ll find a thoughtfully updated interior featuring a separate living room and dining room, ideal for both everyday living and entertaining. The fully remodeled kitchen shines with new cabinetry, granite countertops, all-new appliances, and a generous eating area. Recent upgrades continue throughou

Key facts

• Breathtaking views
• Raised garden beds
• Updated interior

Tags

• BREATHTAKING VIEWS
• PRIVATE CORNER SETTING
• RAISED GARDEN BEDS
• UPDATED INTERIOR
• SEPARATE LIVING ROOM
• FULLY REMODELED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 1.3% in Wollochet — 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 65/100 on livability (#356 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Peninsula School District (suburban): math 61% / reading 72% proficiency, ranked #21 of 291 in WA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.7%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,209 units permitted in Pierce County in 2024 (1,269 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $934 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pierce County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $126,853 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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: 1.74% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.87%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (median comp): $142,158
• List price: $134,950
• Delta: -5.07%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2419 Jahn Ave NW #3	0.02mi	2/2.0	1,248 (+8%)	6mo	$142,195	$114	80

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.22×
• Total profit: $46,005
• Equity at exit: $20,121

10-year hold

• IRR: 36.9%
• Equity multiple: 4.68×
• Total profit: $139,173
• Equity at exit: $11,668

Cash invested: $37,786 (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 98335

• Rents YoY: 4.7%
• Active inventory: 187
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $1,003

Break-even live

Break-even rent $1,084

Max offer price $134,950

Occupancy floor 52%

Sensitivity live

Price	-10% $1,080	-5% $1,042	+0% $1,003	+5% $965	+10% $927
Rent	-10% $817	-5% $910	+0% $1,003	+5% $1,096	+10% $1,189
Rate	-1.0pp $1,071	-0.5pp $1,038	base $1,003	+0.5pp $968	+1.0pp $933

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: $33,738
• Closing costs: $4,048
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2413 Cliffside Ln NW Gig Harbor, WA	1.0–2.0	1.0	809	$2,359	$2.92	0d	11	0.33mi
4425 Harbor Country Dr Gig Harbor, WA	1.0–2.0	1.0–2.0	711	$1,910	$2.68	0d	3	1.34mi

Listing history 37 events

1. 2026-06-21
   days on market $134,950 Active 61 DOM
2. 2026-06-18
   days on market $134,950 Active 58 DOM
3. 2026-06-17
   days on market $134,950 Active 57 DOM
4. 2026-06-16
   days on market $134,950 Active 56 DOM
5. 2026-06-15
   days on market $134,950 Active 55 DOM
6. 2026-06-13
   days on market $134,950 Active 53 DOM
7. 2026-06-09
   days on market $134,950 Active 49 DOM
8. 2026-06-08
   days on market $134,950 Active 48 DOM
9. 2026-06-07
   days on market $134,950 Active 47 DOM
10. 2026-06-04
    days on market $134,950 Active 44 DOM
11. 2026-06-03
    days on market $134,950 Active 43 DOM
12. 2026-06-02
    days on market $134,950 Active 42 DOM
13. 2026-06-01
    days on market $134,950 Active 41 DOM
14. 2026-05-31
    pricedays on market $134,950 Active 40 DOM
15. 2026-04-21
    listed $145,000 Active
16. 2024-06-18
    soldstatus $75,000 Closed
17. 2024-06-05
    status Pending
18. 2024-06-04
    price $75,000
19. 2024-05-29
    price $120,000
20. 2024-04-05
    price $117,950
21. 2024-04-05
    listed $119,950 Active
22. 2016-08-12
    historical
23. 2016-08-12
    historical
24. 2016-08-12
    soldstatus $50,000 Sold
25. 2016-08-12
    listed $50,000
26. 2015-04-02
    soldstatus $17,500 Sold
27. 2015-03-10
    price $20,000
28. 2015-01-14
    price $22,500
29. 2014-12-09
    listed $24,000 Active
30. 2010-12-24
    soldstatus $12,500 Sold
31. 2010-12-03
    status Pending Inspection
32. 2010-10-20
    price $12,500
33. 2010-09-30
    price $17,500
34. 2010-07-07
    price $18,900
35. 2010-07-02
    listed $19,500 Active
36. 2001-05-18
    soldstatus $28,000
37. 2000-11-03
    listed $28,500

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$209/yr (+$17/mo · 18.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,256
• − Mortgage interest: −$7,559
• − Property taxes: −$1,114
• − Insurance: −$675
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$3,926
• Taxable income: $10,461
• Est. tax owed @ 24.0%: −$2,511
• After-tax cash flow: $9,531/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: Peninsula School District
• NCES district ID: 5306690
• Math proficiency: 61% ▲ 1.00%
• Reading proficiency: 72% ▼ -1.00%
• Median HH income: $76,796
• Composite: 60.35/100
• National rank: #1718
• State rank: #21 of 291 in WA

Livability — Wollochet

• Score: 65/100
• State rank: #356
• US rank: #13570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wollochet, WA
• County: Pierce County · 788,257 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 27,773
• Household income: $128,592
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 609.0

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 956,648 people
• By 2030: 1,010,862 · +5.7%
• By 2040: 1,113,170 · +16.4%
• By 2050: 1,206,524 · +26.1%
• By 2075: 1,436,425 · +50.2%
• By 2100: 1,563,654 · +63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 9% Portuguese 8% Slovak 4%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Pierce

• 2024 margin: D (+10.8) · D 53.9% · R 43.1% · Other 3.0%
• 2008→2024 swing: -1.4pp toward R · 2008: 12.2pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+11.2 2016: D+7.5 2012: D+11.0 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -604.41%
• Current HPI: 346.8354
• Rent YoY: ▲ 4.65%
• Metro: Seattle-Tacoma-Bellevue, WA
• 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

+408.8% since first listed

23 events — show timeline

• 2026-04-21 Listed $145,000 NWMLS as Distributed by MLS Grid
• 2024-06-18 Sold (MLS) $75,000 NWMLS as Distributed by MLS Grid
• 2024-06-05 Pending — NWMLS as Distributed by MLS Grid
• 2024-06-04 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $120,000 NWMLS as Distributed by MLS Grid
• 2024-04-05 Price Changed $117,950 NWMLS as Distributed by MLS Grid
• 2024-04-05 Listed $119,950 NWMLS as Distributed by MLS Grid
• 2016-08-12 Delisted — NWMLS as Distributed by MLS Grid
• 2016-08-12 Listed $50,000 NWMLS as Distributed by MLS Grid
• 2016-08-12 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2016-08-12 Delisted — NWMLS as Distributed by MLS Grid
• 2015-04-02 Sold (MLS) $17,500 NWMLS as Distributed by MLS Grid
• 2015-03-10 Price Changed $20,000 NWMLS as Distributed by MLS Grid
• 2015-01-14 Price Changed $22,500 NWMLS as Distributed by MLS Grid
• 2014-12-09 Listed $24,000 NWMLS as Distributed by MLS Grid
• 2010-12-24 Sold (MLS) $12,500 NWMLS as Distributed by MLS Grid
• 2010-12-03 Pending — NWMLS as Distributed by MLS Grid
• 2010-10-20 Price Changed $12,500 NWMLS as Distributed by MLS Grid
• 2010-09-30 Price Changed $17,500 NWMLS as Distributed by MLS Grid
• 2010-07-07 Price Changed $18,900 NWMLS as Distributed by MLS Grid
• 2010-07-02 Listed $19,500 NWMLS as Distributed by MLS Grid
• 2001-05-18 Sold (MLS) $28,000 NWMLS as Distributed by MLS Grid
• 2000-11-03 Listed $28,500 NWMLS as Distributed by MLS Grid

Property tax history

+15.7%/yr

Latest (2026): $1,114 · -7.6% YoY. Source: county tax records.