90 Baywood Vlg #34 · Sequim, WA 98382

$75,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 23 Days on market

Built 1980 Est $141k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Make this peaceful and friendly 55+ senior community your home! Baywood Village Mobile Park is located near Washington Harbor, John Wayne Marina, and Port Williams in sunny Sequim. A short drive to beautiful walks and, equally, to shopping and city amenities. This 501C3 owned park has affordable rent at $404/mo. Fees includes water, sewage, community orchard and membership to the Shipley Center. The mobile is a comfortable size, with two bedrooms and full bathrooms located on either side. A recent mini split has been installed for efficient temperature regulation. The home is in need of some TLC, with a little bit of vision it would make a lovely place for retirement. Sold as is.

Key facts

• Near port williams
• Community orchard
• Parking

Tags

• BAYWOOD VILLAGE MOBILE PARK
• NEAR WASHINGTON HARBOR
• NEAR JOHN WAYNE MARINA
• NEAR PORT WILLIAMS
• COMMUNITY ORCHARD
• RECENT MINI SPLIT INSTALLED

Property features AI

Finance

• Other: Calculated building area: 1008 square feet
• Financial info: Listing terms: Cash, Conventional
• HOA & community: Baywood Village mobile park (51 homes); Senior community; senior exemption applies; Park approved for sale; Park amenities include high-speed internet availability and recreational area; Land lease: $404

Exterior

• Parking: Uncovered parking; 1 open parking space
• Utilities: Electric energy source; Community water (Baywood Village); Community sewer (Baywood Village); Power by Clallam PUD #1; Internet (Astound)
• Home design: Manufactured single-wide home (Festival 66/14); One level; Mobile home remains; Skirting: metal and wood
• Construction: Metal roof; Built with metal/vinyl materials; Pillar/post/pier foundation; Manufactured after 6/15/1976
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Walk-in closet; Dead-end street; Paved access; Has view

Interior

• Kitchen: Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 2 full bathrooms (2 tubs, 2 showers)
• Heating & cooling: Ductless heating; Cooling available
• Interior features: Fireplace (wood burning)
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$141,120) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 3.1% in Sequim — 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 70/100 on livability (#245 in WA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B, cost of living B; Watch: employment D, amenities D-, commute F.
• Sequim School District (town): math 55% / reading 66% proficiency, ranked #64 of 291 in WA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 605 active listings in the ZIP; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clallam County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.59% ✓
• Cap rate: 22.58%
• Cash-on-cash: 58.17%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $141,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Baywood Village Rd #9	0.00mi	2/1.0	928 (-8%)	17mo	$130,000	$140	69

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.7%
• Equity multiple: 3.51×
• Total profit: $52,710
• Equity at exit: $11,183

10-year hold

• IRR: 61.7%
• Equity multiple: 7.17×
• Total profit: $129,503
• Equity at exit: $6,485

Cash invested: $21,000 (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 98382

• Active inventory: 605
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $1,018

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,070	-5% $1,044	+0% $1,018	+5% $992	+10% $966
Rent	-10% $864	-5% $941	+0% $1,018	+5% $1,095	+10% $1,172
Rate	-1.0pp $1,056	-0.5pp $1,037	base $1,018	+0.5pp $999	+1.0pp $979

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 23 DOM
2. 2026-06-18
   days on market $75,000 Active 22 DOM
3. 2026-06-17
   days on market $75,000 Active 21 DOM
4. 2026-06-16
   days on market $75,000 Active 20 DOM
5. 2026-06-16
   price $75,000 Active 19 DOM
6. 2026-06-15
   days on market $85,000 Active 19 DOM
7. 2026-06-14
   days on market $85,000 Active 17 DOM
8. 2026-06-12
   days on market $85,000 Active 16 DOM
9. 2026-06-09
   days on market $85,000 Active 13 DOM
10. 2026-06-08
    days on market $85,000 Active 12 DOM
11. 2026-06-07
    days on market $85,000 Active 11 DOM
12. 2026-06-05
    days on market $85,000 Active 8 DOM
13. 2026-06-03
    days on market $85,000 Active 7 DOM
14. 2026-06-02
    days on market $85,000 Active 6 DOM
15. 2026-06-01
    days on market $85,000 Active 5 DOM
16. 2026-05-31
    days on market $85,000 Active 4 DOM
17. 2026-05-30
    days on market $85,000 Active 3 DOM
18. 2026-05-27
    listed $85,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥81°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,336
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$2,182
• Taxable income: $11,719
• Est. tax owed @ 24.0%: −$2,813
• After-tax cash flow: $9,403/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: Sequim School District
• NCES district ID: 5307830
• Math proficiency: 55% ▼ -1.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $46,969
• Composite: 52.77/100
• National rank: #3312
• State rank: #64 of 291 in WA

Livability — Sequim

• Score: 70/100
• State rank: #245
• US rank: #7845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clallam County · 31,052 people
• City population: 31,052
• Metro: Port Angeles, WA
• Population (ZIP): 31,052
• Household income: $74,189
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 666.0

Population outlook (Clallam County) Hauer SSP2

• Today (2025): 76,817 people
• By 2030: 78,177 · +1.8%
• By 2040: 79,795 · +3.9%
• By 2050: 80,890 · +5.3%
• By 2075: 83,933 · +9.3%
• By 2100: 82,141 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 5% Slovak 5% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Clallam

• 2024 margin: Lean D (+7.9) · D 52.6% · R 44.7% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 3.3pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+3.4 2016: R+1.6 2012: D+0.4 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -225.89%
• Current HPI: 181.4372
• Rent YoY: —
• Metro: Port Angeles, 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

• 2026-05-27 Listed $85,000 NWMLS as Distributed by MLS Grid