2001 Tower Rd · Peaceful Valley, WA 98266

$90,000

1 bd · 1.0 ba · 800 sqft · Other · 353 Days on market

Built 2018 3,920 sqft lot $112/sqft · 69% below area $167/mo HOA · 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Turnkey 1 bed, 1 bath vacation home on a sunny corner lot! Beautifully crafted with warm pine walls and ceilings, creating a cozy cabin feel. Enjoy a full-size kitchen with appliances and on-demand hot water. Living room sofa converts to a bed for extra guests. Insulated secondary building is set up as a bunkhouse with bed — perfect for visitors! Storage shed comes fully equipped with an additional fridge and golf cart included. Community amenities include a year-round indoor pool, clubhouse, playgrounds, and easy access to the river, lakes, trails, mountains, and the bay. Minutes to the Canadian border! Ready for your next getaway! Occupancy is limited to 120 days per year.

Key facts

• Sunny corner lot
• Storage shed
• Full-size kitchen

Tags

• SUNNY CORNER LOT
• FULL-SIZE KITCHEN
• ON-DEMAND HOT WATER
• INSULATED SECONDARY BUILDING
• BUNKHOUSE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% 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: 61 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $90k implies a 1291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 1.73% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 4.8

CMA / ARV

• ARV (median comp): $290,293
• List price: $90,000
• Delta: -69.00%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.8%
• Equity multiple: 1.72×
• Total profit: $18,187
• Equity at exit: $13,419

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $58,262
• Equity at exit: $7,782

Cash invested: $25,200 (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 98266

• Home prices YoY: -14.9%
• Active inventory: 61
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$38
• HOA: −$167
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $513

Break-even live

Break-even rent $908

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $564	-5% $539	+0% $513	+5% $488	+10% $462
Rent	-10% $390	-5% $452	+0% $513	+5% $575	+10% $636
Rate	-1.0pp $559	-0.5pp $536	base $513	+0.5pp $490	+1.0pp $466

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: waterlandscapingpool

Listing history 4 events

1. 2026-05-31
   days on market $90,000 Active 353 DOM
2. 2026-05-30
   days on market $90,000 Active 352 DOM
3. 2025-06-12
   listed $90,000 Active
4. 1995-07-05
   soldstatus $6,471

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $882 · $74/mo
• Expected delta: +$394/yr (+$33/mo · 80.6%)

ⓘ 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 6/10 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: $18,690
• − Mortgage interest: −$5,041
• − Property taxes: −$488
• − Insurance: −$450
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − HOA: −$2,004
• − Depreciation: −$2,618
• Taxable income: $5,097
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $4,936/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): 4,198

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 5% Iranian 4% Subsaharan African 3%
• Foreign-born: 9% · Canada, Philippines, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Vietnamese 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: ▼ -57.36%
• Current HPI: 327.9087
• 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

+1290.8% since first listed

2 events — show timeline

• 2025-06-12 Listed $90,000 NWMLS as Distributed by MLS Grid
• 1995-07-05 Sold (Public Records) $6,471 Public Records

Property tax history

+13.8%/yr

Latest (2026): $488 · +5.5% YoY. Source: county tax records.