325 N 5th Ave, #23 · Sequim, WA 98382

$59,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 8 Days on market

Built 1991

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy easy living in this well laid out home that is ready for your ideas to remodel! This home is conveniently located in a quiet 55+ community in the heart of Sequim. Ideally located with all the best things Sunny Sequim has to offer, walking distance to grocery stores, medical facilities, YMCA and restaurants. Space rent is approximately $617 per month and includes sewer and water. Enjoy the abundant landscaping with so many beautiful plants and flowers. Even the roses smell good like the old-fashioned ones!A bit of creative elbow grease and you’ll have a gem in the heart of Sequim!

Key facts

• Abundant landscaping
• Built 1991
• Listed 8 days

Tags

• WALKING DISTANCE TO YMCA
• ABUNDANT LANDSCAPING

Property features AI

Finance

• Other: Calculated building area 1080; Manufactured after 06/15/1976: No
• Financial info: Listing terms: Cash or Conventional; Land lease amount applicable
• HOA & community: Located in West Alder Estates (manufactured home park); Park approved for sale; Senior community; Park amenities include high-speed internet availability; Pets allowed — see remarks; Land lease

Exterior

• Parking: Carport (storage located in carport)
• Utilities: Electric energy source; Public water; Public sewer; Electric power (City of Sequim)
• Home design: Manufactured double-wide home; One level; North-facing entry
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Ardmore make; Skirted with wood
• Exterior features: Wood exterior; Wood products; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Dishwasher, Dryer, Refrigerator, Stove/Range, Washer; Landscaped; Patio/Porch/Deck; Walk-in closet; Has view
• Laundry & utility: Washer, Dryer

🏷️ Possibly a rental listed for sale. The $59,000 price doesn't fit this home's estimated sale value (~$136,080) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Cap rate 39.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $408 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $59,000

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. 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?
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: 4.21% ✓
• Cap rate: 38.97%
• Cash-on-cash: 116.71%
• DSCR: 6.19
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $136,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 N 5th Ave #40 Ave	0.00mi	2/2.0 (-1)	1,056 (-2%)	2mo	$90,773	$86	90
325 N 5th Ave #45	0.00mi	3/2.0	1,171 (+8%)	10mo	$147,450	$126	77
642 N 7th Ave	0.31mi	2/2.0 (-1)	1,090 (+1%)	3mo	$140,000	$128	76
610 W Spruce #124	0.06mi	2/2.0 (-1)	1,152 (+7%)	9mo	$66,000	$57	74
621 N 7th Ave	0.32mi	2/2.0 (-1)	1,056 (-2%)	6mo	$215,000	$204	71
50 Juniper Mobile Ests #50	0.29mi	2/2.0 (-1)	1,152 (+7%)	4mo	$80,000	$69	67
610 W Spruce St #116	0.06mi	2/1.5 (-1)	960 (-11%)	5mo	$64,700	$67	67
50 Juniper Mobile Ests	0.34mi	2/2.0 (-1)	1,152 (+7%)	4mo	$80,000	$69	65
610 W Spruce Street Dr	0.06mi	2/1.0 (-1)	960 (-11%)	8mo	$60,000	$63	63
921 S 3rd Ave	0.73mi	2/1.0 (-1)	960 (-11%)	0mo	$125,900	$131	38
921 S 3rd Ave #20	0.73mi	2/1.0 (-1)	960 (-11%)	0mo	$125,900	$131	38
921 S 3rd St #33	0.73mi	2/1.0 (-1)	960 (-11%)	9mo	$123,500	$129	30

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: —
• Equity multiple: 6.62×
• Total profit: $92,782
• Equity at exit: $8,797

10-year hold

• IRR: —
• Equity multiple: 13.87×
• Total profit: $212,592
• Equity at exit: $5,101

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 →

ZIP-level market 98382

• Active inventory: 605
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,485 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$22 /mo · $270/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,607

Break-even live

Break-even rent $451

Max offer price $59,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,640	-5% $1,623	+0% $1,607	+5% $1,590	+10% $1,573
Rent	-10% $1,410	-5% $1,509	+0% $1,607	+5% $1,705	+10% $1,803
Rate	-1.0pp $1,636	-0.5pp $1,622	base $1,607	+0.5pp $1,591	+1.0pp $1,576

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Tommy Ct Sequim, WA	3.0	2.0	1350	$2,300	$1.70	44d	1	0.35mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	44d	1	0.49mi
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	44d	1	0.80mi
1045 S 3rd Ave Unit 33 Sequim, WA	2.0	1.5	956	$2,100	$2.20	44d	1	0.86mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $59,000 Pending 8 DOM
2. 2026-06-14
   remarks 593-char remark
3. 2026-06-14
   listed $59,000 Active 7 DOM

ⓘ 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: $270 · $22/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$308/yr (+$26/mo · 114.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥83°F today · 16 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: $29,822
• − Mortgage interest: −$3,305
• − Property taxes: −$270
• − Insurance: −$295
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$1,716
• Taxable income: $19,464
• Est. tax owed @ 24.0%: −$4,671
• After-tax cash flow: $14,610/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

• Census place: Sequim, WA
• 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

• 2026-06-06 Listed $59,000 NWMLS as Distributed by MLS Grid

Property tax history

-5.8%/yr

Latest (2016): $270 · -11.5% YoY. Source: county tax records.