130 Stanford Dr · Mount Vernon, WA 98273

$852,000

2 bd · 1.0 ba · 3,576 sqft · MultiFamily public records · 267 Days on market

Built 1977 0.30 ac lot $238/sqft · 6% above area Est $803k · 6% over

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +4.8/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Well-taken care of 4 plex on the hill in Mount Vernon. Close proximity to medical, schoools, retail and restaurants. Four 2-bed 1-bath units. Many units have been remodeled with new kitchens, baths and flooring. Central laundry. Off street parking. New roof.

Key facts

• Remodeled kitchens
• Remodeled baths
• 0.3 acre lot

Tags

• CLOSE PROXIMITY TO MEDICAL
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO RETAIL
• CLOSE PROXIMITY TO RESTAURANTS
• REMODELED KITCHENS
• REMODELED BATHS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $852k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive. Per door: $55/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $752k (11.8% below list).
• Recommended offer: $750k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.3% in Mount Vernon — 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 79/100 on livability (#106 in WA, #2,120 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: cost of living D+.
• Mount Vernon School District (urban): math 41% / reading 47% proficiency, ranked #189 of 291 in WA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Little Mountain Elementary (371 students, 66% FRL); Mount Baker Middle School (628 students, 73% FRL); Mount Vernon High School (1,977 students, 67% FRL).
• Market conditions: Rents rising (+2.3%/yr); 203 active listings in the ZIP; solid renter incomes; 561 units permitted in Skagit County in 2024 (270 in 5+ unit buildings).
• At $7,517/mo this rent would consume 118% of the median local household income ($77k/yr) (locally 1045% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Skagit County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($750k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $128k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $550k; list at $852k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $749,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (median comp): $803,280
• List price: $852,000
• Delta: 6.07%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-129,131
• Equity at exit: $127,036

10-year hold

• IRR: -7.9%
• Equity multiple: 0.52×
• Total profit: $-114,816
• Equity at exit: $73,665

Cash invested: $238,560 (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 98273

• Rents YoY: 2.3%
• Active inventory: 203
• Price-to-rent: 37.8×

Monthly cashflow live

• Estimated rent: $7,517 high
• Mortgage (P&I): −$4,468
• Tax from tax record: −$896 /mo · $10,756/yr
• Insurance: −$355
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,579
• Net cashflow: $219

Break-even live

Break-even rent $7,240

Max offer price $852,000

Occupancy floor 92%

Sensitivity live

Price	-10% $701	-5% $460	+0% $219	+5% $-22	+10% $-263
Rent	-10% $-375	-5% $-78	+0% $219	+5% $516	+10% $813
Rate	-1.0pp $648	-0.5pp $436	base $219	+0.5pp $-2	+1.0pp $-226

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,516
Total (4 units)			$7,517

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: $213,000
• Closing costs: $25,560
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-22
   days on market $852,000 Active 267 DOM
2. 2026-06-19
   pricedays on market $852,000 Active 265 DOM
3. 2026-06-18
   days on market $920,000 Active 264 DOM
4. 2026-06-17
   days on market $920,000 Active 263 DOM
5. 2026-06-16
   days on market $920,000 Active 262 DOM
6. 2026-06-15
   days on market $920,000 Active 261 DOM
7. 2026-06-14
   days on market $920,000 Active 259 DOM
8. 2026-06-13
   days on market $920,000 Active 258 DOM
9. 2026-06-10
   days on market $920,000 Active 256 DOM
10. 2026-06-09
    days on market $920,000 Active 255 DOM
11. 2026-06-08
    days on market $920,000 Active 254 DOM
12. 2026-06-07
    days on market $920,000 Active 253 DOM
13. 2026-06-03
    days on market $920,000 Active 249 DOM
14. 2026-06-02
    days on market $920,000 Active 248 DOM
15. 2026-06-01
    days on market $920,000 Active 247 DOM
16. 2026-05-31
    days on market $920,000 Active 246 DOM
17. 2026-05-30
    days on market $920,000 Active 245 DOM
18. 2025-12-30
    status Active
19. 2025-12-12
    status Pending
20. 2025-12-05
    price $920,000
21. 2025-09-09
    listed $980,000 Active
22. 2024-03-24
    historical $1,595
23. 2024-03-15
    listed $1,595
24. 2022-11-08
    historical
25. 2020-03-31
    soldstatus $550,000 Sold
26. 2020-03-31
    soldstatus $550,000
27. 2020-03-15
    status Pending
28. 2020-03-10
    status Pending Feasibility
29. 2020-03-05
    listed $650,000 Active
30. 2013-05-09
    soldstatus $380,100 Sold
31. 2013-05-09
    soldstatus $380,101
32. 2013-05-02
    status Pending
33. 2013-04-03
    status Pending Inspection
34. 2013-03-30
    listed $384,950 Active
35. 2001-11-05
    soldstatus $285,000
36. 2001-11-05
    soldstatus $285,000
37. 2001-07-12
    listed $295,000

ⓘ 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: $10,756 · $896/mo
• Projected year-2 tax: $10,756 · $896/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥81°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,204
• − Mortgage interest: −$47,725
• − Property taxes: −$10,756
• − Insurance: −$4,260
• − Repairs & maintenance: −$7,216
• − Management: −$7,216
• − Depreciation: −$24,785
• Taxable loss: −$11,756
• Est. tax savings @ 24.0%: +$2,821
• After-tax cash flow: $5,450/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 Vernon School District
• NCES district ID: 5305400
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $50,829
• Composite: 40.14/100
• National rank: #7848
• State rank: #189 of 291 in WA

Livability — Mount Vernon

• Score: 79/100
• State rank: #106
• US rank: #2120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, WA
• County: Skagit County · 118,108 people
• City population: 48,861
• Metro: Mount Vernon-Anacortes, WA
• Population (ZIP): 30,001
• Household income: $76,717
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1045.0

Population outlook (Skagit County) Hauer SSP2

• Today (2025): 131,498 people
• By 2030: 135,556 · +3.1%
• By 2040: 141,717 · +7.8%
• By 2050: 145,714 · +10.8%
• By 2075: 152,201 · +15.7%
• By 2100: 147,980 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Portuguese 6% Slovak 3% Italian 2%
• Foreign-born: 14% · Canada
• Languages at home: 71% English-only · Spanish 25% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Skagit

• 2024 margin: Lean D (+8.9) · D 52.9% · R 44.0% · Other 3.0%
• 2008→2024 swing: -0.7pp no change · 2008: 9.6pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+7.5 2016: D+3.2 2012: D+5.8 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -525.00%
• Current HPI: 395.3742
• Rent YoY: ▲ 2.33%
• Metro: Mount Vernon-Anacortes, 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

+211.9% since first listed

20 events — show timeline

• 2025-12-30 Relisted — NWMLS as Distributed by MLS Grid
• 2025-12-12 Pending — NWMLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $920,000 NWMLS as Distributed by MLS Grid
• 2025-09-09 Listed $980,000 NWMLS as Distributed by MLS Grid
• 2024-03-24 Rental Removed $1,595 APPFOLIO
• 2024-03-15 Listed for Rent $1,595 APPFOLIO
• 2022-11-08 Rental Removed — RENT.
• 2020-03-31 Sold (Public Records) $550,000 Public Records
• 2020-03-31 Sold (MLS) $550,000 NWMLS as Distributed by MLS Grid
• 2020-03-15 Pending — NWMLS as Distributed by MLS Grid
• 2020-03-10 Pending — NWMLS as Distributed by MLS Grid
• 2020-03-05 Listed $650,000 NWMLS as Distributed by MLS Grid
• 2013-05-09 Sold (Public Records) $380,101 Public Records
• 2013-05-09 Sold (MLS) $380,100 NWMLS as Distributed by MLS Grid
• 2013-05-02 Pending — NWMLS as Distributed by MLS Grid
• 2013-04-03 Pending — NWMLS as Distributed by MLS Grid
• 2013-03-30 Listed $384,950 NWMLS as Distributed by MLS Grid
• 2001-11-05 Sold (Public Records) $285,000 Public Records
• 2001-11-05 Sold (MLS) $285,000 NWMLS as Distributed by MLS Grid
• 2001-07-12 Listed $295,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2026): $10,756 · +23.6% YoY. Source: county tax records.