30 Marsden Rd · Port Angeles East, WA 98362

$229,500

2 bd · 1.0 ba · 1,100 sqft · Manufactured public records · 56 Days on market

Built 1969 0.62 ac lot $209/sqft · 32% below area Est $337k · 32% under ↓ 8% since listing

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE REDUCTION! - 2 LOTS! Incredible Investment & Development Opportunity with Mountain Views! Unlock the potential of this unique property featuring a 2-bedroom, 2-bath, 1,100 sq ft multi-wide manufactured home situated on a desirable corner with two lots included. Whether you're looking for a primary residence, investment, or future development project, this property offers exceptional flexibility. The home features a spacious living room, abundant storage, and beautiful mountain views right from your window. Surrounded by mature trees, the setting provides both privacy and natural charm. Outside, the possibilities really open up—enjoy RV parking and a massive 870 sq ft detached garage/shop, perfect for hobbies, storage, or workspace needs. With the included additional vacant parcel (Lot 3), there’s ample room to build an ADU, second home, or expand to suit your vision (buyer to verify). Yes, the home could use TLC—but for the right buyer, this is a chance to create real value and make it your own.

Key facts

• Rv parking
• Two lots included
• Mountain views

Tags

• MULTI-WIDE MANUFACTURED HOME
• TWO LOTS INCLUDED
• MOUNTAIN VIEWS
• RV PARKING
• DETACHED GARAGE
• ADDITIONAL VACANT PARCEL

Property features AI

Finance

• Other: Property condition: Fair; Has view; Lot approximately 0.62 acres (irregular shape); Site features recorded from public records
• Financial info: Listing terms: Cash, Conventional, Rehab Loan

Exterior

• Parking: Detached garage (has garage) with 2 covered spaces; 6 uncovered parking spaces; Off-street parking; RV parking
• Utilities: Electric energy source; Public water (Clallam PUD); Septic tank; Power by Clallam PUD; Cable: Astound; Internet: Astound
• Home design: Manufactured double-wide home on land; One story; Main-level entry; East-facing
• Construction: Built in 1969 (effective year); Metal/Vinyl construction materials; Built-up roof; Pillar/post/pier foundation; Manufactured (Rex) double wide
• Exterior features: Metal/vinyl exterior; Deck; Outbuildings; RV parking; Cable TV available; Garden space; Wooded areas; Corner lot; Paved

Interior

• Kitchen: Stove/Range
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom on main level
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms (both on the main level); 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; No cooling
• Interior features: Dining room; Water heater (outside front of house)
• Laundry & utility: Water heater located outside front of house

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $200k (12.9% below list).
• Recommended offer: $200k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 1.4% in Port Angeles East — 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 75/100 on livability (#162 in WA, #3,899 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: employment D+, health & safety D, amenities 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.
• Zoned schools: Port Angeles High School (989 students, 57% FRL).
• Market conditions: 273 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $200,000 (12.9% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $336,912
• List price: $229,500
• Delta: -31.88%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Winterhaven Dr	0.26mi	2/2.0	1,152 (+5%)	11mo	$425,000	$369	67
472 Leighland Ave #18	0.41mi	2/2.0	1,144 (+4%)	15mo	$80,000	$70	58
84 Bayview Park Ln	0.44mi	3/2.0 (+1)	1,144 (+4%)	8mo	$127,000	$111	57
84 Bayview Park Ln #25	0.44mi	3/2.0 (+1)	1,144 (+4%)	8mo	$127,000	$111	57
32 S Alder Ln	0.56mi	2/2.0	1,056 (-4%)	14mo	$345,000	$327	52
1418 View Vista Park	0.73mi	2/2.0	1,160 (+6%)	12mo	$120,000	$103	43
53 Rosewood Ln	0.73mi	3/2.0 (+1)	1,062 (-4%)	12mo	$290,000	$273	41
1419 View Vista Park	0.73mi	2/2.0	1,160 (+6%)	16mo	$39,950	$34	39
123 Mccarver Rd	0.62mi	2/1.0	1,248 (+14%)	13mo	$165,000	$132	38
203 S Brook Ave	0.66mi	2/2.0	1,240 (+13%)	16mo	$247,000	$199	30

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-26,396
• Equity at exit: $34,219

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-9,305
• Equity at exit: $19,843

Cash invested: $64,260 (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 98362

• Active inventory: 273
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,204
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $171

Break-even live

Break-even rent $1,784

Max offer price $229,500

Occupancy floor 86%

Sensitivity live

Price	-10% $301	-5% $236	+0% $171	+5% $106	+10% $41
Rent	-10% $13	-5% $92	+0% $171	+5% $250	+10% $329
Rate	-1.0pp $286	-0.5pp $229	base $171	+0.5pp $111	+1.0pp $51

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2938 E Walnut St Unit 5 Port Angeles, WA	2.0	1.0	740	$2,000	$2.70	44d	1	0.69mi

Listing history 18 events

1. 2026-06-21
   days on market $229,500 Active 56 DOM
2. 2026-06-18
   days on market $229,500 Active 54 DOM
3. 2026-06-17
   days on market $229,500 Active 53 DOM
4. 2026-06-16
   days on market $229,500 Active 52 DOM
5. 2026-06-15
   days on market $229,500 Active 51 DOM
6. 2026-06-15
   days on market $229,500 Active 50 DOM
7. 2026-06-13
   days on market $229,500 Active 49 DOM
8. 2026-06-12
   days on market $229,500 Active 48 DOM
9. 2026-06-09
   days on market $229,500 Active 45 DOM
10. 2026-06-08
    days on market $229,500 Active 44 DOM
11. 2026-06-08
    days on market $229,500 Active 43 DOM
12. 2026-06-07
    days on market $229,500 Active 42 DOM
13. 2026-06-03
    days on market $229,500 Active 39 DOM
14. 2026-06-02
    days on market $229,500 Active 38 DOM
15. 2026-06-01
    days on market $229,500 Active 37 DOM
16. 2026-05-31
    days on market $229,500 Active 36 DOM
17. 2026-04-25
    listed $249,500 Active 1013-char remark

    Show marketing remark (1045 chars)

    HUGE PRICE REDUCTION! - 2 LOTS! Incredible Investment & Development Opportunity with Mountain Views! Unlock the potential of this unique property featuring a 2-bedroom, 2-bath, 1,100 sq ft multi-wide manufactured home situated on a desirable corner with two lots included. Whether you're looking for a primary residence, investment, or future development project, this property offers exceptional flexibility. The home features a spacious living room, abundant storage, and beautiful mountain views right from your window. Surrounded by mature trees, the setting provides both privacy and natural charm. Outside, the possibilities really open up—enjoy RV parking and a massive 870 sq ft detached garage/shop, perfect for hobbies, storage, or workspace needs. With the included additional vacant parcel (Lot 3), there’s ample room to build an ADU, second home, or expand to suit your vision (buyer to verify). Yes, the home could use TLC—but for the right buyer, this is a chance to create real value and make it your own.

18. 2026-04-25
    listed $249,500 Active

    Show marketing remark (1045 chars)

    HUGE PRICE REDUCTION! - 2 LOTS! Incredible Investment & Development Opportunity with Mountain Views! Unlock the potential of this unique property featuring a 2-bedroom, 2-bath, 1,100 sq ft multi-wide manufactured home situated on a desirable corner with two lots included. Whether you're looking for a primary residence, investment, or future development project, this property offers exceptional flexibility. The home features a spacious living room, abundant storage, and beautiful mountain views right from your window. Surrounded by mature trees, the setting provides both privacy and natural charm. Outside, the possibilities really open up—enjoy RV parking and a massive 870 sq ft detached garage/shop, perfect for hobbies, storage, or workspace needs. With the included additional vacant parcel (Lot 3), there’s ample room to build an ADU, second home, or expand to suit your vision (buyer to verify). Yes, the home could use TLC—but for the right buyer, this is a chance to create real value and make it your own.

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $2,249 · $187/mo
• Expected delta: +$927/yr (+$77/mo · 70.1%)

ⓘ 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 7 d/yr ≥83°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$12,856
• − Property taxes: −$1,322
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,676
• Taxable loss: −$1,841
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $2,490/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 East

• Score: 75/100
• State rank: #162
• US rank: #3899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Angeles East, WA
• Population (ZIP): 23,907

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 6% Portuguese 6% Lithuanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

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: ▼ -340.90%
• Current HPI: 189.7112
• 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

-8.0% since first listed

4 events — show timeline

• 2026-05-27 Price Changed $229,500 OLS
• 2026-05-27 Price Changed $229,500 NWMLS as Distributed by MLS Grid
• 2026-04-25 Listed $249,500 OLS
• 2026-04-25 Listed $249,500 NWMLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2026): $1,322 · -0.4% YoY. Source: county tax records.