16300 NE State HWY 305 #14 · Suquamish, WA 98370

$180,000

3 bd · 2.0 ba · 1,325 sqft · Manufactured · 5 Days on market

Built 1968 Good condition Est $123k · 46% over

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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
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Renovated Home in Cedar Glen 55+ Community. Welcome to easy, low-maintenance living in the sought-after Cedar Glen 55+ community. This fully renovated home has been updated from top to bottom, offering modern comfort and thoughtful design throughout. Inside, you’ll enjoy all-new flooring, windows, doors, drywall, insulation, plumbing, appliances, and a new water heater. The updated kitchen and remodeled bathrooms feature stylish, contemporary finishes, while custom window blinds add comfort and privacy. The primary suite is a relaxing retreat with a walk-in shower, separate vanity area, and generous storage. Two additional bedrooms provide flexibility for guests, a home of

Key facts

• Renovated home
• Custom window blinds
• Updated kitchen

Tags

• RENOVATED HOME
• UPDATED KITCHEN
• REMODELED BATHROOMS
• CUSTOM WINDOW BLINDS
• WALK-IN SHOWER
• SEPARATE VANITY AREA

Property features AI

Finance

• Financial info: Land lease: $1,029; Listing terms: Cash
• HOA & community: Located in Cedar Glen park (park approved for sale); Park amenities: BBQs, clubhouse, common area, high-speed internet available, laundry, recreational area, RV parking; 97 homes in the park; Senior community

Exterior

• Parking: Carport; Uncovered parking (parking on both sides of home per directions)
• Utilities: Electric energy source; Public water (park provided); Park-provided septic; PSE power; Electric water heater; Xfinity available for cable and internet
• Home design: Manufactured double-wide home; One story; Faces southwest; Good condition; Has a view; Skyline make; Mobile home remains
• Construction: Metal/vinyl and wood construction; Flat metal roof; Tie-down foundation
• Exterior features: Patio/porch/deck; Awnings; Metal/vinyl and wood exterior; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range; Kitchen with eating space; Dining room
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating
• Interior features: Water heater; Ceiling fan(s); Drapes; Landscaped
• Laundry & utility: Laundry room (water heater located here); Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).

Location & tenants

• Location reads 69/100 on livability (#262 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: cost of living C-, amenities F, commute F.
• North Kitsap School District (suburban): math 53% / reading 65% proficiency, ranked #54 of 291 in WA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Suquamish Elementary School (328 students, 52% FRL); Kingston Middle School (491 students, 49% FRL); Kingston High School (610 students, 42% FRL) — zoned schools average 48% FRL vs 26% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 270 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,294 units permitted in Kitsap County in 2024 (302 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kitsap County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $180k implies a 260% gain — meaningful room to come down on a strong offer.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.54%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $123,225
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16300 State Highway 305 NE #22	0.07mi	3/2.0	1,344 (+1%)	3mo	$75,000	$56	92
16300 NE State Highway 305 #10	0.01mi	2/2.0 (-1)	1,368 (+3%)	2mo	$170,000	$124	88
16300 State Hwy 305 NE #75	0.01mi	2/2.0 (-1)	1,344 (+1%)	5mo	$40,000	$30	88
16300 State Hwy 305 NE #80	0.00mi	2/2.0 (-1)	1,344 (+1%)	11mo	$125,000	$93	83
16300 NE State Highway 305 #71	0.00mi	2/2.0 (-1)	1,276 (-4%)	12mo	$142,500	$112	79
16300 NE State Hwy 305 #18	0.01mi	2/2.0 (-1)	1,260 (-5%)	10mo	$185,000	$147	78
16300 State Highway 305 #82	0.00mi	2/2.0 (-1)	1,288 (-3%)	20mo	$95,000	$74	73
16300 State Route 305 NE #78	0.08mi	2/2.0 (-1)	1,240 (-6%)	12mo	$79,900	$64	70
16300 NE State Highway 305 #52	0.01mi	2/2.0 (-1)	1,400 (+6%)	21mo	$189,000	$135	68
16300 State Highway 305 NE #11	0.01mi	2/1.0 (-1)	1,234 (-7%)	23mo	$42,000	$34	60

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 · 0.71% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.49×
• Total profit: $24,923
• Equity at exit: $26,839

10-year hold

• IRR: 19.8%
• Equity multiple: 2.49×
• Total profit: $75,030
• Equity at exit: $15,563

Cash invested: $50,400 (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 98370

• Rents YoY: 0.7%
• Active inventory: 270
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,773 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $947

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,071	-5% $1,009	+0% $947	+5% $884	+10% $822
Rent	-10% $728	-5% $837	+0% $947	+5% $1,056	+10% $1,166
Rate	-1.0pp $1,037	-0.5pp $992	base $947	+0.5pp $900	+1.0pp $853

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 NE Kedros Dr Poulsbo, WA	3.0	2.0	1200	$2,850	$2.38	15d	1	1.40mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $180,000 Pending 5 DOM
2. 2026-06-02
   days on market $180,000 Active 4 DOM
3. 2026-06-01
   days on market $180,000 Active 3 DOM
4. 2026-05-31
   days on market $180,000 Active 2 DOM
5. 2026-05-30
   remarks 693-char remark
6. 2026-05-30
   listed $180,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥86°F today · 15 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: $33,275
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − Depreciation: −$5,236
• Taxable income: $9,032
• Est. tax owed @ 24.0%: −$2,168
• After-tax cash flow: $9,193/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully renovated home in Cedar Glen 55+ community offers modern comfort and thoughtful design, with no major repairs needed.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Replace deck railings — Improves safety and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace deck railings — Improves safety and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Kitsap School District
• NCES district ID: 5305760
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $68,919
• Composite: 53.68/100
• National rank: #3092
• State rank: #54 of 291 in WA

Livability — Suquamish

• Score: 69/100
• State rank: #262
• US rank: #9023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suquamish, WA
• County: Kitsap County · 243,099 people
• City population: 33,655
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 33,655
• Household income: $116,756
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 904.0

Population outlook (Kitsap County) Hauer SSP2

• Today (2025): 277,525 people
• By 2030: 285,040 · +2.7%
• By 2040: 294,957 · +6.3%
• By 2050: 300,622 · +8.3%
• By 2075: 315,580 · +13.7%
• By 2100: 304,340 · +9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 11% Hispanic / Latino 9% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 7% Italian 4% Slovak 3%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Kitsap

• 2024 margin: Strong D (+20.9) · D 58.8% · R 37.9% · Other 3.3%
• 2008→2024 swing: +8.6pp toward D · 2008: 12.3pp · 2024: 20.9pp
• All cycles: 2024: D+20.9 2020: D+18.1 2016: D+11.6 2012: D+11.1 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -342.47%
• Current HPI: 347.3427
• Rent YoY: ▲ 0.71%
• Metro: Bremerton-Silverdale-Port Orchard, 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

+260.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $180,000 NWMLS as Distributed by MLS Grid
• 2021-06-24 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2021-05-26 Pending — NWMLS as Distributed by MLS Grid
• 2021-04-29 Listed $50,000 NWMLS as Distributed by MLS Grid