93 Fircrest Dr · Carlsborg, WA 98382

$174,950

2 bd · 2.0 ba · 1,340 sqft · Manufactured public records · 81 Days on market

Built 1984 $131/sqft · at area comps Est $169k · at est.

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Why this score? — see what drove the C+ 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• ARV discount +5.9/15.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked within the sought-after 55+ community of Parkwood, this inviting double-wide offers comfort, convenience, and a peaceful lifestyle in the heart of Olympic Peninsula. Ideally located between Sequim and Port Angeles, residents enjoy quick access to Hwy 101, medical services, shopping, and the natural beauty that draws so many to Sequim. A partial view of the Olympic Mountains adds a scenic backdrop to everyday living. Inside, the home features a spacious layout with two bedrooms and two baths, including a private Primary suite with a walk-in closet and its own bath. The guest bedroom and full bath sit on the opposite end for added privacy. A generous laundry room adds everyday function

Key facts

• Covered breezeway
• Bonus back room
• Walk-in closet

Tags

• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• GENEROUS LAUNDRY ROOM
• COVERED BREEZEWAY
• BONUS BACK ROOM
• LOW-MAINTENANCE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.4% in Carlsborg — 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 59/100 on livability (#493 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, crime D-.
• 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $164,453 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (median comp): $169,024
• List price: $174,950
• Delta: 3.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Parkwood Blvd	0.13mi	2/2.0	1,344 (+0%)	6mo	$161,300	$120	88
20 Brett Cir	0.12mi	2/2.0	1,286 (-4%)	7mo	$156,000	$121	82
200 Fircrest Dr	0.11mi	3/2.0 (+1)	1,426 (+6%)	0mo	$190,000	$133	79
410 Parkwood Blvd	0.10mi	3/2.0 (+1)	1,404 (+5%)	9mo	$215,000	$153	75
30 Marjory	0.17mi	2/2.0	1,228 (-8%)	6mo	$196,000	$160	74
240 Parkwood Blvd	0.14mi	3/2.0 (+1)	1,292 (-4%)	11mo	$160,000	$124	73
42 Hayden Pl	0.08mi	3/2.0 (+1)	1,436 (+7%)	8mo	$167,500	$117	73
20 Eds Pl	0.06mi	3/2.0 (+1)	1,507 (+12%)	1mo	$166,000	$110	71
121 Fircrest Dr	0.02mi	3/2.0 (+1)	1,512 (+13%)	11mo	$169,177	$112	64
400 Gupster #2	0.40mi	2/2.0	1,500 (+12%)	10mo	$120,000	$80	53
400 Gupster Rd #15	0.40mi	2/2.0	1,526 (+14%)	11mo	$119,500	$78	49
491 Mill Rd #36	0.71mi	3/2.0 (+1)	1,152 (-14%)	11mo	$65,000	$56	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: 2.8%
• Equity multiple: 1.11×
• Total profit: $5,180
• Equity at exit: $26,086

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $47,609
• Equity at exit: $15,126

Cash invested: $48,986 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$123 /mo · $1,477/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $527

Break-even live

Break-even rent $1,409

Max offer price $174,950

Occupancy floor 70%

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: $43,738
• Closing costs: $5,248
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $174,950 Active 81 DOM
2. 2026-06-18
   days on market $174,950 Active 80 DOM
3. 2026-06-17
   days on market $174,950 Active 79 DOM
4. 2026-06-16
   days on market $174,950 Active 78 DOM
5. 2026-06-15
   days on market $174,950 Active 77 DOM
6. 2026-06-14
   days on market $174,950 Active 75 DOM
7. 2026-06-12
   days on market $174,950 Active 74 DOM
8. 2026-06-09
   days on market $174,950 Active 71 DOM
9. 2026-06-08
   days on market $174,950 Active 70 DOM
10. 2026-06-07
    days on market $174,950 Active 69 DOM
11. 2026-06-05
    days on market $174,950 Active 66 DOM
12. 2026-06-03
    days on market $174,950 Active 65 DOM
13. 2026-06-02
    days on market $174,950 Active 64 DOM
14. 2026-06-01
    days on market $174,950 Active 63 DOM
15. 2026-05-31
    days on market $174,950 Active 62 DOM
16. 2026-05-30
    days on market $174,950 Active 61 DOM
17. 2026-04-22
    status Active
18. 2026-04-05
    status Pending
19. 2026-03-12
    listed $179,950 Active

ⓘ 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: $1,477 · $123/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$238/yr (+$20/mo · 16.1%)

ⓘ 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 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: $24,916
• − Mortgage interest: −$9,800
• − Property taxes: −$1,477
• − Insurance: −$875
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$5,089
• Taxable income: $3,688
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $5,437/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 — Carlsborg

• Score: 59/100
• State rank: #493
• US rank: #20503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlsborg, WA
• County: Clallam County · 31,052 people
• 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

3 events — show timeline

• 2026-04-22 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-05 Pending — NWMLS as Distributed by MLS Grid
• 2026-03-12 Listed $179,950 NWMLS as Distributed by MLS Grid

Property tax history

+10.0%/yr

Latest (2026): $1,477 · +4.6% YoY. Source: county tax records.