6350 Portal Way #10 · Ferndale, WA 98248

$340,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 74 Days on market

Manufactured home Built 2016 701 sqft lot $234/sqft · 8% above area Est $315k · 8% over

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Why this score? — see what drove the F 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 +7.2/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• ARV discount +3.9/15.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is your opportunity to own a meticulously maintained 3 bed/2 bath home in Portal Creek Park, one of Ferndale's most desirable 55+ communities! This home offers many updates including newer appliances, light fixtures, fresh paint inside and out, a concrete backyard patio with louvered pergola and closable curtains, and more! The backyard is fully fenced, and is one of the rare lots in the park that faces a greenspace, adding privacy. All three bedrooms feature a walk-in closet providing plenty of storage. Relax in your primary ensuite with a large soaking tub and walk in shower. Double paned windows and the 12 solar panels, help keep electric costs to a minimum. The park itself has a be

Key facts

• Newer appliances
• Light fixtures
• Louvered pergola

Tags

• NEWER APPLIANCES
• LIGHT FIXTURES
• CONCRETE BACKYARD PATIO
• LOUVERED PERGOLA
• FULLY FENCED BACKYARD
• FACES A GREENSPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $340k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (39.9% below list).
• Recommended offer: $204k (39.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.5% in Ferndale — 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 81/100 on livability (#79 in WA, #1,471 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, housing A; Watch: amenities F, cost of living D-.
• Ferndale School District (suburban): math 43% / reading 58% proficiency, ranked #138 of 291 in WA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 235 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $204,441 (39.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 13.9

CMA / ARV

• ARV (median comp): $315,000
• List price: $340,000
• Delta: 7.94%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6350 Portal Way #13	0.03mi	3/2.0	1,404 (-4%)	0mo	$315,000	$224	93
6350 Portal Way #83	0.07mi	3/2.0	1,596 (+10%)	7mo	$365,000	$229	75
6350 Portal Way #6	0.02mi	2/2.0 (-1)	1,319 (-9%)	22mo	$315,000	$239	60

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 · 4.79% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.14×
• Total profit: $-81,400
• Equity at exit: $50,695

10-year hold

• IRR: -16.7%
• Equity multiple: 0.01×
• Total profit: $-93,995
• Equity at exit: $29,397

Cash invested: $95,200 (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 98248

• Rents YoY: 4.8%
• Active inventory: 235
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$142
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-470

Break-even live

Break-even rent $2,639

Max offer price $257,008

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-374	+0% $-470	+5% $-566	+10% $-662
Rent	-10% $-631	-5% $-551	+0% $-470	+5% $-389	+10% $-308
Rate	-1.0pp $-299	-0.5pp $-383	base $-470	+0.5pp $-558	+1.0pp $-648

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2274 Thornton St Ferndale, WA	3.0	1.0	1100	$2,500	$2.27	16d	1	1.20mi
6160 Jupiter Pl Ferndale, WA	4.0	1.0	1275	$2,675	$2.10	46d	1	1.38mi

Listing history 21 events

1. 2026-06-23
   days on market $340,000 Active 74 DOM
2. 2026-06-21
   days on market $340,000 Active 73 DOM
3. 2026-06-18
   days on market $340,000 Active 70 DOM
4. 2026-06-17
   days on market $340,000 Active 69 DOM
5. 2026-06-16
   days on market $340,000 Active 68 DOM
6. 2026-06-15
   days on market $340,000 Active 67 DOM
7. 2026-06-14
   days on market $340,000 Active 65 DOM
8. 2026-06-13
   days on market $340,000 Active 64 DOM
9. 2026-06-10
   days on market $340,000 Active 62 DOM
10. 2026-06-09
    days on market $340,000 Active 61 DOM
11. 2026-06-08
    days on market $340,000 Active 60 DOM
12. 2026-06-07
    days on market $340,000 Active 59 DOM
13. 2026-06-03
    days on market $340,000 Active 55 DOM
14. 2026-06-02
    days on market $340,000 Active 54 DOM
15. 2026-06-01
    days on market $340,000 Active 53 DOM
16. 2026-05-31
    days on market $340,000 Active 52 DOM
17. 2026-05-30
    days on market $340,000 Active 51 DOM
18. 2026-04-09
    listed $345,000 Active
19. 2023-10-03
    soldstatus $300,000 Closed
20. 2023-09-06
    status Pending
21. 2023-09-01
    listed $300,000 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: $1,923 · $160/mo
• Projected year-2 tax: $3,332 · $278/mo
• Expected delta: +$1,409/yr (+$117/mo · 73.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥82°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,533
• − Mortgage interest: −$19,045
• − Property taxes: −$1,923
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$9,891
• Taxable loss: −$11,951
• Est. tax savings @ 24.0%: +$2,868
• After-tax cash flow: $-2,769/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: Ferndale School District
• NCES district ID: 5302850
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 58% ▲ 4.00%
• Median HH income: $59,413
• Composite: 46.06/100
• National rank: #5494
• State rank: #138 of 291 in WA

Livability — Ferndale

• Score: 81/100
• State rank: #79
• US rank: #1471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferndale, WA
• County: Whatcom County · 209,776 people
• City population: 28,498
• Metro: Bellingham, WA
• Population (ZIP): 28,498
• Household income: $91,060
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 582.0

Population outlook (Whatcom County) Hauer SSP2

• Today (2025): 240,408 people
• By 2030: 254,667 · +5.9%
• By 2040: 281,365 · +17.0%
• By 2050: 307,592 · +27.9%
• By 2075: 375,576 · +56.2%
• By 2100: 421,637 · +75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Portuguese 4% Italian 4%
• Foreign-born: 12% · Canada, China
• Languages at home: 83% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Whatcom

• 2024 margin: Strong D (+24.9) · D 60.8% · R 35.9% · Other 3.3%
• 2008→2024 swing: +6.9pp toward D · 2008: 18.0pp · 2024: 24.9pp
• All cycles: 2024: D+24.9 2020: D+23.9 2016: D+17.7 2012: D+12.1 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -427.43%
• Current HPI: 407.6077
• Rent YoY: ▲ 4.79%
• Metro: Bellingham, 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

+15.0% since first listed

4 events — show timeline

• 2026-04-09 Listed $345,000 NWMLS as Distributed by MLS Grid
• 2023-10-03 Sold (MLS) $300,000 NWMLS as Distributed by MLS Grid
• 2023-09-06 Pending — NWMLS as Distributed by MLS Grid
• 2023-09-01 Listed $300,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2026): $1,923 · +10.3% YoY. Source: county tax records.