380 E Pole Rd #6 · Lynden, WA 98264

$229,000

3 bd · 1.5 ba · 1,568 sqft · Manufactured public records · 27 Days on market

Built 2000

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking to simplify without giving up comfort or your outdoor space? Sit on a large covered front porch and enjoy country living? Welcome to Royal Coachman, a peaceful 55+ community surrounded by picturesque farmland and Mt. Baker views. With 3 bedrooms + office, this spacious, pristinely maintained home features vaulted ceilings & wide open layout. Newer appliances and two additional freezers included in this sale, one custom sized and brand new. Generously sized primary with luxury ensuite. Brand new furnace! Desirable 2x6 construction for added insulation and efficiency, and a generator in the outdoor shed for peace of mind. Located at ideal mid-county location close to eve

Key facts

• Luxury ensuite
• Mt baker views
• Newer appliances

Tags

• LARGE COVERED FRONT PORCH
• PICTURESQUE FARMLAND
• MT BAKER VIEWS
• NEWER APPLIANCES
• GENEROUSLY SIZED PRIMARY
• LUXURY ENSUITE

Property features AI

Finance

• Other: Buyer brokerage compensation: 3%
• Financial info: Land lease amount: $750; Listing terms: Cash or Conventional
• HOA & community: Located in Royal Coachman Mobile Estates; Park approved for sale; 28 homes in the park; Senior community (verify eligibility); Pets allowed — see remarks; Land lease

Exterior

• Parking: Carport
• Utilities: Public water; Septic sewer; Electric energy source; Gas water heater; Puget Sound Energy for power
• Home design: Manufactured home (double wide); One story; Entry; Very good condition
• Construction: Metal/vinyl construction materials; Composition roof; Mobile home remains
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Landscaped; Dead end street; Has view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bath; 1 half bath; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; Stove/free-standing heating; Window cooling unit(s)
• Interior features: Water heater; Electric fireplace; Jetted/soaking tub; Vaulted ceilings; Ceiling fan(s); Double pane windows; Awnings; Landscaped patio/porch/deck
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.2% in Lynden — 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 81/100 on livability (#80 in WA, #1,495 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, housing A; Watch: cost of living F.
• Meridian School District (rural): math 45% / reading 56% proficiency, ranked #139 of 291 in WA (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.7%/yr); 190 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).
• This rent runs 30% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 + 4.7% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,565 (1.5% 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. Schools are A-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. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $4,874
• Equity at exit: $34,145

10-year hold

• IRR: 13.1%
• Equity multiple: 2.12×
• Total profit: $71,655
• Equity at exit: $19,800

Cash invested: $64,120 (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 98264

• Rents YoY: 4.7%
• Active inventory: 190
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,621 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $588

Break-even live

Break-even rent $1,876

Max offer price $229,000

Occupancy floor 73%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6902 Red Ridge Dr Unit B Lynden, WA	4.0	2.5	1487	$2,900	$1.95	44d	1	1.24mi

Listing history 15 events

1. 2026-06-18
   days on market $229,000 Active 27 DOM
2. 2026-06-17
   days on market $229,000 Active 26 DOM
3. 2026-06-16
   days on market $229,000 Active 25 DOM
4. 2026-06-15
   days on market $229,000 Active 24 DOM
5. 2026-06-14
   days on market $229,000 Active 22 DOM
6. 2026-06-13
   days on market $229,000 Active 21 DOM
7. 2026-06-10
   days on market $229,000 Active 19 DOM
8. 2026-06-09
   days on market $229,000 Active 18 DOM
9. 2026-06-08
   days on market $229,000 Active 17 DOM
10. 2026-06-07
    days on market $229,000 Active 16 DOM
11. 2026-06-02
    days on market $229,000 Active 11 DOM
12. 2026-06-01
    days on market $229,000 Active 10 DOM
13. 2026-05-31
    days on market $229,000 Active 9 DOM
14. 2026-05-30
    days on market $229,000 Active 8 DOM
15. 2026-05-22
    listed $229,000 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: $2,233 · $186/mo
• Projected year-2 tax: $2,244 · $187/mo
• Expected delta: +$11/yr (+$1/mo · 0.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,454
• − Mortgage interest: −$12,828
• − Property taxes: −$2,233
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$6,662
• Taxable income: $3,554
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $6,207/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: Meridian School District
• NCES district ID: 5305010
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $56,778
• Composite: 45.82/100
• National rank: #5573
• State rank: #139 of 291 in WA

Livability — Lynden

• Score: 81/100
• State rank: #80
• US rank: #1495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Whatcom County · 209,776 people
• City population: 23,123
• Metro: Bellingham, WA
• Population (ZIP): 23,123
• Household income: $103,638
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 688.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 17% Portuguese 3% Italian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 2% Arabic 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: ▼ -314.17%
• Current HPI: 370.7803
• Rent YoY: ▲ 4.69%
• Metro: Bellingham, 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

1 event — show timeline

• 2026-05-22 Listed $229,000 NWMLS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2026): $2,233 · +102.3% YoY. Source: county tax records.