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4621 East St Unit 10B
B Composite 73.44
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
  • Appreciation +7.5/10.0
  • Schools +4.7/10.0
  • Condition / age +3.8/5.0
  • Rent growth +3.3/5.0
  • Livability +3.1/5.0
  • Manufactured-home adj. -6.4

$59,000

4621 East St Unit 10B · Birch Bay, WA 98230
1 bd · 1.0 ba · 728 sqft · Manufactured · 18 Days on market
Manufactured home Built 1977 Good condition 701 sqft lot $81/sqft · 63% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Affordable living just minutes from Birch Bay! This 1-bedroom, ¾-bath manufactured home offers 728 square feet of efficient, easy-to-maintain space—perfect for a first-time buyer or downsizer. Built in 1977 and located in a quiet community, the home provides a great opportunity to enjoy coastal living at an approachable price point. Enjoy the comfort of mini-split heating & cooling throughout the year. With Blaine, I-5 access, and local amenities all within about 5 minutes, convenience is at your doorstep. Monthly space rent is approximately $610. This unit offers 365 days/year round living. A practical option for those seeking simplicity, location, and value.

Key facts

  • I-5 access
  • Year round living
  • Local amenities

Tags

MINI-SPLIT HEATINGYEAR ROUND LIVINGI-5 ACCESSLOCAL AMENITIES

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $621 ($7k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($1k rent vs $59k).
  • Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
  • Cap rate 18.9% vs local median 2.6% in Birch Bay — 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 62/100 on livability (#406 in WA) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: cost of living D+, health & safety D, amenities F.
  • Blaine School District (town): math 49% / reading 55% proficiency, ranked #120 of 291 in WA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
  • Zoned schools: Blaine Primary School (463 students, 50% FRL); Blaine Middle School (459 students, 54% FRL); Blaine High School (609 students, 46% FRL) — zoned schools average 50% FRL vs 33% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: Rents rising (+3.1%/yr); 572 active listings in the ZIP; solid renter incomes; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).

Forward outlook

  • In year one you build about $6k of equity ($408 loan paydown + $6k appreciation (10.0% local appreciation)).
  • Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
  • At projected returns (10.0% appreciation + 3.1% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
  • By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • It's been on market 18 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

  1. Built in 1977 — 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 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?
  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
2.21% ✓
Cap rate
18.92%
Cash-on-cash
45.09%
DSCR
3.01
GRM
3.8

CMA / ARV

ARV (median comp)
$159,000
List price
$59,000
Delta
-59.12%
Verdict
UNDERPRICED
Comps
15 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4596 California Trl 0.17mi 2/1.0 (+1) 784 (+8%) 2mo $338,000 $431 73
8112 Birch Bay Dr #18 1.44mi 2/1.0 (+1) 750 (+3%) 1mo $430,000 $573 54
5013 Cedar St 1.33mi 2/1.0 (+1) 816 (+12%) 1mo $479,900 $588 39
4751 Birch Bay Lynden #129 1.37mi 1/1.0 570 (-22%) 3mo $240,000 $421 38
4672 Birch Bay Lynden Rd #62 1.04mi 1/1.0 846 (+16%) 4mo $87,200 $103 36
8165 Harborview 1.27mi 2/1.0 (+1) 624 (-14%) 2mo $350,000 $561 35
4751 Birch Bay Lynden Rd #95 1.29mi 2/1.0 (+1) 870 (+20%) 0mo $270,000 $310 35
5028 Maple St 1.37mi 2/1.0 (+1) 576 (-21%) 2mo $159,000 $276 33
4939 Forsberg Rd 1.29mi 2/1.0 (+1) 620 (-15%) 4mo $380,000 $613 32
4751 Birch Bay Lynden Rd #22 1.32mi 2/2.0 (+1) 807 (+11%) 8mo $310,000 $384 31
4751 Birch Bay Lynden Rd #132 1.35mi 2/2.0 (+1) 886 (+22%) 1mo $315,000 $356 30
4672 Birch Bay Lynden Rd #87 1.04mi 2/2.0 (+1) 860 (+18%) 9mo $165,000 $192 23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.1% rent growth · sell at horizon

5-year hold
IRR
59.5%
Equity multiple
5.35×
Total profit
$71,821
Equity at exit
$53,152
10-year hold
IRR
53.1%
Equity multiple
11.94×
Total profit
$180,715
Equity at exit
$114,624

Cash invested: $16,520 (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 →
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
1 active · 1 under contract
Months of supply
6.0 mo (17%/mo absorbed)
Median asking
$85,000 ($126/sqft)
Median days on market
18 d
This list price
lowest-priced of the active set
ARV vs active asking
+72.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98230

Home prices YoY
14.0%
Rents YoY
3.1%
Active inventory
572
Price-to-rent
3.8×

Monthly cashflow live

Estimated rent
$1,302 medium interval (Pro) →
Mortgage (P&I)
−$309
Tax est. 1.5%
−$74 /mo · $885/yr
Insurance
−$25
HOA
−$0
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$273
Net cashflow
$621

Break-even live

Break-even rent $516
Max offer price $59,000
Occupancy floor 47%

Sensitivity live

Price -10% $662 -5% $641 +0% $621 +5% $600 +10% $580
Rent -10% $518 -5% $569 +0% $621 +5% $672 +10% $724
Rate -1.0pp $650 -0.5pp $636 base $621 +0.5pp $605 +1.0pp $590

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
$14,750
Closing costs
$1,770
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Property features AI

Finance

Financial info
Land lease: $610 per monthListing terms: Cash
HOA & community
Located in Maple Leaf Court (park)

Exterior

Parking
Uncovered parking
Utilities
Electric energy sourcePublic water (Birch Bay W&S)Public sewer (Birch Bay W&S)Power provided by PSE
Home design
Manufactured single-wide homeOne storyHas a view
Construction
Metal/vinyl constructionMetal roofManufactured house structure
Exterior features
Patio/porch/deckMetal/vinyl exterior

Interior

Kitchen
Double ovenMicrowaveRefrigeratorStove/Range
Bedrooms
1 bedroom
Flooring
Ceramic tileVinyl plankCarpet
Bathrooms
1 three-quarter bathroom
Heating & cooling
Ductless heatingForced air heatingCooling: none
Interior features
Fireplace (electric)
Laundry & utility
WasherDryer

Listing history 50 events

  1. 2026-08-08
    days on market $59,000 Active 18 DOM
  2. 2026-08-07
    days on market $59,000 Active 17 DOM
  3. 2026-08-06
    days on market $59,000 Active 16 DOM
  4. 2026-08-05
    days on market $59,000 Active 15 DOM
  5. 2026-08-04
    days on market $59,000 Active 14 DOM
  6. 2026-08-03
    days on market $59,000 Active 13 DOM
  7. 2026-07-31
    days on market $59,000 Active 10 DOM
  8. 2026-07-30
    days on market $59,000 Active 9 DOM
  9. 2026-07-29
    days on market $59,000 Active 8 DOM
  10. 2026-07-27
    days on market $59,000 Active 6 DOM
  11. 2026-07-25
    days on market $59,000 Active 4 DOM
  12. 2026-07-23
    days on market $59,000 Active 2 DOM
  13. 2026-07-22
    pricedays on marketlisting id $59,000 Active 1 DOM
  14. 2026-07-21
    days on market $65,000 Active 108 DOM
  15. 2026-07-18
    days on market $65,000 Active 105 DOM
  16. 2026-07-16
    days on market $65,000 Active 103 DOM
  17. 2026-07-16
    days on market $65,000 Active 102 DOM
  18. 2026-07-14
    days on market $65,000 Active 101 DOM
  19. 2026-07-13
    days on market $65,000 Active 100 DOM
  20. 2026-07-12
    days on market $65,000 Active 99 DOM
  21. 2026-07-11
    days on market $65,000 Active 98 DOM
  22. 2026-07-10
    days on market $65,000 Active 97 DOM
  23. 2026-07-10
    price $65,000 Active 96 DOM
  24. 2026-07-09
    days on market $70,000 Active 96 DOM
  25. 2026-07-08
    days on market $70,000 Active 95 DOM
  26. 2026-07-07
    days on market $70,000 Active 94 DOM
  27. 2026-07-06
    days on market $70,000 Active 93 DOM
  28. 2026-07-05
    days on market $70,000 Active 92 DOM
  29. 2026-07-04
    days on market $70,000 Active 91 DOM
  30. 2026-07-03
    days on market $70,000 Active 90 DOM
  31. 2026-07-02
    days on market $70,000 Active 89 DOM
  32. 2026-07-01
    days on market $70,000 Active 88 DOM
  33. 2026-06-30
    days on market $70,000 Active 87 DOM
  34. 2026-06-29
    days on market $70,000 Active 86 DOM
  35. 2026-06-28
    days on market $70,000 Active 85 DOM
  36. 2026-06-28
    days on market $70,000 Active 84 DOM
  37. 2026-06-27
    days on market $70,000 Active 83 DOM
  38. 2026-06-25
    days on market $70,000 Active 81 DOM
  39. 2026-06-23
    days on market $70,000 Active 79 DOM
  40. 2026-06-21
    days on market $70,000 Active 78 DOM
  41. 2026-06-18
    days on market $70,000 Active 75 DOM
  42. 2026-06-17
    days on market $70,000 Active 74 DOM
  43. 2026-06-16
    days on market $70,000 Active 73 DOM
  44. 2026-06-15
    days on market $70,000 Active 72 DOM
  45. 2026-06-14
    days on market $70,000 Active 70 DOM
  46. 2026-06-13
    days on market $70,000 Active 69 DOM
  47. 2026-06-10
    days on market $70,000 Active 67 DOM
  48. 2026-06-09
    days on market $70,000 Active 66 DOM
  49. 2026-06-08
    days on market $70,000 Active 65 DOM
  50. 2026-06-07
    days on market $70,000 Active 64 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$15,623
− Mortgage interest
−$3,305
− Property taxes
−$885
− Insurance
−$295
− Repairs & maintenance
−$1,250
− Management
−$1,250
− Depreciation
−$1,716
Taxable income
$6,922
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,661
After-tax cash flow
$5,788/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 75/100 Cosmetic rehab Est. rehab $3,640–$10,920 screening

This 1977 manufactured home offers a good condition with minor repairs needed in the kitchen. It's move-in ready with a good curb appeal and fresh paint, making it an attractive option for both resale and rental.

Repairs flagged

  • Minor Kitchen cabinets — Worn appearance
  • Minor Kitchen countertops — Need cleaning

Value-add opportunities

  • Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
  • Both Replace kitchen cabinets — New cabinets improve functionality and appearance ↑
  • Both Replace kitchen countertops — New countertops enhance functionality and appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Blaine Primary School Middle Blaine Middle School High Blaine High School

Schools (NCES district)

District
Blaine School District
NCES district ID
5300570
Math proficiency
49% ▼ -1.00%
Reading proficiency
55% ▼ -2.00%
Median HH income
$57,085
Composite
47.05/100
National rank
#5128
State rank
#120 of 291 in WA
C Composite livability gradescore 62/100

Livability — Birch Bay

Score
62/100
State rank
#406
US rank
#16180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Birch Bay, WA
County
Whatcom County · 240,408 people
Metro
Bellingham, WA
Population (ZIP)
18,744
Household income
$86,623
Rent vs Own
20.4% rent · 79.6% own
Severe rent burden
9% of renters

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 (77%)
Race & ethnicity
White 77% Two or more races 11% Hispanic / Latino 9% Asian 3% Pacific Islander 2% Black 1%
Hispanic origin (detail)
Mexican 5%
Common ancestry
Portuguese 6% Iranian 4% Lithuanian 3%
Foreign-born
13% · Canada, China
Languages at home
89% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 1%

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
—

Price history

1 event — show timeline
  • 2026-07-21 Listed $59,000 NWMLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…