16300 State Highway 305 NE #58 · Suquamish, WA 98370

$99,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 30 Days on market

Built 1978 Good condition Est $124k · 20% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Welcome to Cedar Glen’s 55+ Community! Upon arrival you will find maintained streets, homes and landscapes beaming pride in ownership and a strong sense of community. Don’t miss out on your chance to own this well-maintained 2-bedroom, 2-bath home that offers comfort & charm with a spacious living room, dining room + kitchen with plenty of storage and counterspace. Step outside to your covered back patio that's surrounded by beautifully mature & manicured landscaping. The property truly creates a serene outdoor retreat with lush curb appeal. Carport provides convenient parking and additional weather protection. Enjoy low-maintenance living in a convenient location cl

Key facts

• Covered back patio
• Convenient location
• Mature landscaping

Tags

• COVERED BACK PATIO
• MATURE LANDSCAPING
• SERENE OUTDOOR RETREAT
• CONVENIENT PARKING
• LOW-MAINTENANCE LIVING
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Land lease: $1,029; Listing terms: Cash
• HOA & community: Located in Cedar Glen Mobile Home Park (park approved for sale); Approximately 97 homes in the park; Senior community

Exterior

• Parking: Carport; RV parking available in the park
• Utilities: Electric energy source; Public water (provided by park); Sewer provided by park; Electric water heater; Power service by Puget Sound Energy
• Home design: Manufactured double-wide home (one level); Make: Commodore, Model: Kingswood; Skirted with metal; Tie-down foundation; Composition roof
• Construction: Metal/vinyl construction
• Exterior features: Metal/vinyl exterior; Landscaped; Paved lot

Interior

• Kitchen: Dishwasher; Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Includes a water heater; Double pane windows; Ceiling fan(s); Patio/porch/deck; Bath off primary
• Laundry & utility: Washer; Dryer; Laundry available in park

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#262 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, schools 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.
• Market conditions: Rents flat; 265 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 2.39% ✓
• Cap rate: 20.65%
• Cash-on-cash: 51.28%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $123,552
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16300 NE State Highway 305 #92	0.00mi	2/2.0	1,086 (+3%)	2mo	$127,000	$117	93
16300 NE State Highway 305 #68	0.00mi	2/2.0	960 (-9%)	13mo	$75,999	$79	74

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: 46.5%
• Equity multiple: 2.95×
• Total profit: $54,107
• Equity at exit: $14,761

10-year hold

• IRR: 51.3%
• Equity multiple: 5.46×
• Total profit: $123,519
• Equity at exit: $8,560

Cash invested: $27,720 (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: 265
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,185

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,253	-5% $1,219	+0% $1,185	+5% $1,150	+10% $1,116
Rent	-10% $998	-5% $1,091	+0% $1,185	+5% $1,278	+10% $1,371
Rate	-1.0pp $1,234	-0.5pp $1,210	base $1,185	+0.5pp $1,159	+1.0pp $1,133

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: $24,750
• Closing costs: $2,970
• 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 16 events

1. 2026-06-18
   days on market $99,000 Active 30 DOM
2. 2026-06-17
   days on market $99,000 Active 29 DOM
3. 2026-06-16
   price $99,000 Active 28 DOM
4. 2026-06-16
   days on market $120,000 Active 28 DOM
5. 2026-06-15
   days on market $120,000 Active 27 DOM
6. 2026-06-14
   days on market $120,000 Active 25 DOM
7. 2026-06-13
   days on market $120,000 Active 24 DOM
8. 2026-06-10
   days on market $120,000 Active 22 DOM
9. 2026-06-09
   days on market $120,000 Active 21 DOM
10. 2026-06-08
    days on market $120,000 Active 20 DOM
11. 2026-06-07
    days on market $120,000 Active 19 DOM
12. 2026-06-02
    days on market $120,000 Active 14 DOM
13. 2026-06-01
    days on market $120,000 Active 13 DOM
14. 2026-05-31
    days on market $120,000 Active 12 DOM
15. 2026-05-30
    days on market $120,000 Active 11 DOM
16. 2026-05-19
    listed $120,000 Active

ⓘ 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: $28,385
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$2,880
• Taxable income: $13,438
• Est. tax owed @ 24.0%: −$3,225
• After-tax cash flow: $10,989/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 · 30 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home offers a good condition with a good curb appeal. It is ready for a fresh paint job and some interior updates to maximize its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value.
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value for both resale and rental.
• Resale Update kitchen appliances — Modern appliances improve the home's appeal and functionality.
• Both Install smart home features — Smart home features enhance convenience and add value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value for both resale and rental. ↑
• Resale Update kitchen appliances — Modern appliances improve the home's appeal and functionality. ↑
• Both Install smart home features — Smart home features enhance convenience and add value for both resale and rental. ↑

ⓘ 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: 3,412
• 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

1 event — show timeline

• 2026-05-19 Listed $120,000 NWMLS as Distributed by MLS Grid