111 Dryke Rd #73 · Carlsborg, WA 98382

$219,950

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 7 Days on market

Built 2026

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.3/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this brand new 2026 Cavco Pure Home at 111 Dryke Road #73 in the desirable Lazy Acres 55+ community of Sequim, Washington. This never-lived-in manufactured home offers 1,026 square feet of modern, comfortable living space with a neutral color palette. The thoughtfully designed split floor plan features two guest bedrooms and the main bathroom on one side, while the spacious primary suite with a large walk-in shower occupies the other, providing excellent privacy. The heart of the home is the open-concept kitchen and living area, highlighted by an island for seating - the perfect spot for casual dining and entertaining with friends. This move-in ready home comes complete with all-new stainless steel appliances including a range, built-in microwave, refrigerator, and dishwasher, along with brand new carpet and easy clean vinyl flooring throughout. Lazy Acres is a friendly, well-maintained, pet friendly 55+ park with a resident clubhouse and onsite management. The monthly space rent is just $570 and includes water, sewer, and trash utilities. Residents enjoy the convenient location near Robin Hill Park and easy access to Highway 101. Plenty of outdoor space to add a garden shed or greenhouse. This pristine, energy-efficient 2026 home is perfect for those seeking low-maintenance, worry-free living in a welcoming community. Don’t miss your chance to be the first to call this beautiful new home yours!

Key facts

• Open-concept kitchen
• Brand new
• Large walk-in shower

Tags

• BRAND NEW
• NEVER-LIVED-IN
• OPEN-CONCEPT KITCHEN
• LARGE WALK-IN SHOWER
• STAINLESS STEEL APPLIANCES
• EASY CLEAN VINYL FLOORING

Property features AI

Finance

• Financial info: Land lease: $570/month; Listing terms: Cash or Conventional
• HOA & community: Located in Lazy Acres mobile home park; Senior community; Park amenities: clubhouse, common area, high-speed internet available; Park approved for sale

Exterior

• Parking: Uncovered parking
• Utilities: Electric energy source; Private water (Solmar Water Company); Community septic; Electric water heater; Clallam County PUD power; Astound cable and internet available
• Home design: Manufactured double-wide home; One level; Pillar/post/pier foundation; Facing information not provided
• Construction: Wood construction; Composition (shingle) roof; Built as manufactured house
• Exterior features: Wood exterior products; Patio/porch/deck; Paved lot

Interior

• Kitchen: Kitchen with eating space; Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Water heater; Vaulted ceilings; Bath off primary

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (14.0% below list).
• Recommended offer: $189k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y ago 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.
• Current owner paid $25k; list at $220k implies a 783% gain — meaningful room to come down on a strong offer.

Recommended offer $189,100 (14.0% 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $98,868
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Dryke Rd #75	0.04mi	2/2.0	924 (0%)	8mo	$60,000	$65	88
111 Dryke Rd #22	0.04mi	2/2.0	955 (+3%)	3mo	$120,000	$126	86
111 Dryke Rd #19	0.04mi	2/1.0	924 (0%)	16mo	$82,500	$89	84
111 Dryke Rd #64	0.04mi	2/1.0	920 (-0%)	19mo	$95,000	$103	81
111 Dryke Rd #9	0.04mi	2/2.0	1,048 (+13%)	6mo	$112,000	$107	67
111 Dryke Rd	0.09mi	2/2.0	1,048 (+13%)	6mo	$112,000	$107	64

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-23,078
• Equity at exit: $32,795

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,223
• Equity at exit: $19,017

Cash invested: $61,586 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $199

Break-even live

Break-even rent $1,639

Max offer price $219,950

Occupancy floor 84%

Sensitivity live

Price	-10% $323	-5% $261	+0% $199	+5% $137	+10% $74
Rent	-10% $50	-5% $124	+0% $199	+5% $274	+10% $348
Rate	-1.0pp $310	-0.5pp $255	base $199	+0.5pp $142	+1.0pp $84

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: $54,988
• Closing costs: $6,598
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $219,950 Active 7 DOM
2. 2026-06-18
   days on market $219,950 Active 6 DOM
3. 2026-06-17
   days on market $219,950 Active 5 DOM
4. 2026-06-16
   days on market $219,950 Active 4 DOM
5. 2026-06-15
   days on market $219,950 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark

   Show marketing remark (1435 chars)

   Welcome to this brand new 2026 Cavco Pure Home at 111 Dryke Road #73 in the desirable Lazy Acres 55+ community of Sequim, Washington. This never-lived-in manufactured home offers 1,026 square feet of modern, comfortable living space with a neutral color palette. The thoughtfully designed split floor plan features two guest bedrooms and the main bathroom on one side, while the spacious primary suite with a large walk-in shower occupies the other, providing excellent privacy. The heart of the home is the open-concept kitchen and living area, highlighted by an island for seating - the perfect spot for casual dining and entertaining with friends. This move-in ready home comes complete with all-new stainless steel appliances including a range, built-in microwave, refrigerator, and dishwasher, along with brand new carpet and easy clean vinyl flooring throughout. Lazy Acres is a friendly, well-maintained, pet friendly 55+ park with a resident clubhouse and onsite management. The monthly space rent is just $570 and includes water, sewer, and trash utilities. Residents enjoy the convenient location near Robin Hill Park and easy access to Highway 101. Plenty of outdoor space to add a garden shed or greenhouse. This pristine, energy-efficient 2026 home is perfect for those seeking low-maintenance, worry-free living in a welcoming community. Don’t miss your chance to be the first to call this beautiful new home yours!

7. 2026-06-12
   listed $219,950 Active 1 DOM

   Show marketing remark (1435 chars)

   Welcome to this brand new 2026 Cavco Pure Home at 111 Dryke Road #73 in the desirable Lazy Acres 55+ community of Sequim, Washington. This never-lived-in manufactured home offers 1,026 square feet of modern, comfortable living space with a neutral color palette. The thoughtfully designed split floor plan features two guest bedrooms and the main bathroom on one side, while the spacious primary suite with a large walk-in shower occupies the other, providing excellent privacy. The heart of the home is the open-concept kitchen and living area, highlighted by an island for seating - the perfect spot for casual dining and entertaining with friends. This move-in ready home comes complete with all-new stainless steel appliances including a range, built-in microwave, refrigerator, and dishwasher, along with brand new carpet and easy clean vinyl flooring throughout. Lazy Acres is a friendly, well-maintained, pet friendly 55+ park with a resident clubhouse and onsite management. The monthly space rent is just $570 and includes water, sewer, and trash utilities. Residents enjoy the convenient location near Robin Hill Park and easy access to Highway 101. Plenty of outdoor space to add a garden shed or greenhouse. This pristine, energy-efficient 2026 home is perfect for those seeking low-maintenance, worry-free living in a welcoming community. Don’t miss your chance to be the first to call this beautiful new home yours!

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$1,558/yr (+$130/mo · 260.5%)

ⓘ 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 7 d/yr ≥83°F today · 15 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: $22,692
• − Mortgage interest: −$12,321
• − Property taxes: −$598
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$6,399
• Taxable loss: −$1,356
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $2,713/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

• 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

+783.3% since first listed

4 events — show timeline

• 2026-06-12 Listed $219,950 OLS
• 2026-06-12 Listed $219,950 NWMLS as Distributed by MLS Grid
• 2007-04-20 Sold (MLS) $24,900 NWMLS as Distributed by MLS Grid
• 2007-04-03 Listed $24,900 NWMLS as Distributed by MLS Grid

Property tax history

+13.9%/yr

Latest (2023): $598 · +9.8% YoY. Source: county tax records.