47 Juniper Mobile Ests · Sequim, WA 98382

$139,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 28 Days on market

Built 1979

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to Juniper Mobile Estates, a desirable 62+ community in the heart of sunny Sequim. This spacious and well-maintained 1,792 sq ft double-wide offers 3 bedrooms, 1.75 baths, multiple living spaces, and a comfortable layout filled with natural light. Large living and dining areas with built-ins create flexible space for entertaining or everyday living. Kitchen opens to an additional dining/family room area and offers abundant storage and workspace. Features include heat pump with A/C, updated vinyl plank flooring, double pane windows, accessibility features, and generous storage throughout. Primary suite includes attached bath with walk-in shower accessibility. Enjoy the oversized cove

Key facts

• Double-wide
• Heat pump
• Natural light

Tags

• DOUBLE-WIDE
• MULTIPLE LIVING SPACES
• NATURAL LIGHT
• BUILT-INS
• ABUNDANT STORAGE
• HEAT PUMP

Property features AI

Finance

• Financial info: Listing accepted for Cash and Conventional financing
• HOA & community: Juniper Mobile Estates (senior community); Land lease: $813

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; City sewer; Power provided by PUD; Internet via Astound/CenturyLink
• Home design: Manufactured double-wide home; One level; Manufactured after 06/15/1976; Mobile home remains on site; Tie down foundation
• Construction: Metal/vinyl construction materials; Composition roof
• Exterior features: Metal/vinyl exterior; Metal skirt; Patio/porch/deck

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Water heater; Bath off primary; Double pane windows; Patio/porch/deck; Storage shed on site
• Laundry & utility: Washer; Dryer; Utility room; Water heater located in primary closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 2 comparable units currently listed for rent nearby; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.89% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.56%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $279,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Juniper Mobile Home Ests	0.09mi	3/2.5	1,744 (-3%)	15mo	$106,500	$61	77
325 N 5th Ave #53	0.31mi	3/2.0	1,782 (-1%)	14mo	$140,000	$79	73
502 N 7th Ave	0.27mi	3/2.0	1,791 (-0%)	18mo	$351,900	$196	72
616 N 7th Ave	0.39mi	3/2.0	1,764 (-2%)	14mo	$275,000	$156	68
645 N 7th	0.40mi	3/2.0	1,612 (-10%)	1mo	$249,950	$155	63
629 N 7th Ave	0.40mi	3/2.0	1,630 (-9%)	9mo	$261,700	$161	59
610 N 7th Ave	0.37mi	3/2.0	1,600 (-11%)	8mo	$205,000	$128	58
626 N Priest Rd	0.57mi	2/2.0 (-1)	1,728 (-4%)	8mo	$500,000	$289	56
38 Juniper Mobile Ests	0.09mi	2/2.0 (-1)	1,536 (-14%)	13mo	$127,500	$83	56
523 N 7th Ave	0.30mi	3/2.0	1,546 (-14%)	10mo	$219,000	$142	55
605 N Seventh	0.36mi	3/2.0	1,620 (-10%)	21mo	$277,000	$171	50
225 Daisy Ln	0.73mi	3/2.0	1,539 (-14%)	8mo	$411,000	$267	36

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: 34.7%
• Equity multiple: 2.47×
• Total profit: $57,088
• Equity at exit: $20,725

10-year hold

• IRR: 41.5%
• Equity multiple: 4.91×
• Total profit: $152,107
• Equity at exit: $12,018

Cash invested: $38,920 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,631 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $1,251

Break-even live

Break-even rent $1,048

Max offer price $139,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,329	-5% $1,290	+0% $1,251	+5% $1,211	+10% $1,172
Rent	-10% $1,043	-5% $1,147	+0% $1,251	+5% $1,355	+10% $1,458
Rate	-1.0pp $1,321	-0.5pp $1,286	base $1,251	+0.5pp $1,215	+1.0pp $1,178

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.19mi
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	44d	1	0.99mi

Listing history 17 events

1. 2026-06-19
   days on market $139,000 Active 28 DOM
2. 2026-06-18
   days on market $139,000 Active 27 DOM
3. 2026-06-17
   days on market $139,000 Active 26 DOM
4. 2026-06-16
   days on market $139,000 Active 25 DOM
5. 2026-06-15
   days on market $139,000 Active 24 DOM
6. 2026-06-14
   days on market $139,000 Active 22 DOM
7. 2026-06-12
   days on market $139,000 Active 21 DOM
8. 2026-06-09
   days on market $139,000 Active 18 DOM
9. 2026-06-08
   days on market $139,000 Active 17 DOM
10. 2026-06-07
    days on market $139,000 Active 16 DOM
11. 2026-06-05
    days on market $139,000 Active 13 DOM
12. 2026-06-03
    days on market $139,000 Active 12 DOM
13. 2026-06-02
    days on market $139,000 Active 11 DOM
14. 2026-06-01
    days on market $139,000 Active 10 DOM
15. 2026-05-31
    days on market $139,000 Active 9 DOM
16. 2026-05-30
    days on market $139,000 Active 8 DOM
17. 2026-05-22
    listed $139,000 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: $489 · $41/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: +$873/yr (+$73/mo · 178.4%)

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

Taxation est. · year 1

• Rental income: $31,569
• − Mortgage interest: −$7,786
• − Property taxes: −$489
• − Insurance: −$695
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − Depreciation: −$4,044
• Taxable income: $13,503
• Est. tax owed @ 24.0%: −$3,241
• After-tax cash flow: $11,767/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

• 2026-05-22 Listed $139,000 NWMLS as Distributed by MLS Grid

Property tax history

+13.2%/yr

Latest (2021): $489 · +11.9% YoY. Source: county tax records.