3060 NE McWilliams Rd #89 · Bremerton, WA 98311

$105,000

2 bd · 1.0 ba · 924 sqft · Manufactured · 41 Days on market

Built 1976 Good condition $114/sqft · at area comps Est $102k · at est.

---

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 +6.4/15.0
• Schools +5.5/10.0
• Livability +4.3/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable, well maintained 2-bedroom home located in a desirable all-age park. Updates include a newer roof with stainless gutter guards, newer water heater, and freshly painted exterior for low-maintenance living. Stay comfortable year-round with a dual-head ductless heat pump. All appliances included - washer and dryer, too. Outside, you will enjoy the mature flowering plants and cherry trees creating a peaceful setting. The home backs up to a greenbelt and offers a private, level area for entertaining, plus an 8’ x 11’ enclosed porch ideal for morning coffee or hobbies. Need storage or workspace? You will appreciate the 2 raised shed/workshops with durable metal framing and

Key facts

• Newer roof
• Newer water heater
• 3 parking spots

Tags

• NEWER ROOF
• STAINLESS GUTTER GUARDS
• NEWER WATER HEATER
• FRESHLY PAINTED EXTERIOR
• DUAL-HEAD DUCTLESS HEAT PUMP
• MATURE FLOWERING PLANTS

Property features AI

Finance

• Other: Taxes reported (annual): $473
• Financial info: Listing terms: Cash
• HOA & community: Manufactured home park approved for sale; Kariotis mobile park with clubhouse, common area, recreational area; 137 homes in park; Land lease $853

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Electric energy source; Public water (park pays water); Sewer service (park pays sewer); Puget Sound Energy power; Xfinity cable connected; Xfinity internet connected; Electric water heater (exterior access)
• Home design: Manufactured single-wide home (Fleetwood 66X14); One level; Average condition; Manufactured house structure type; Mobile home remains; Tie down foundation
• Construction: Metal/vinyl construction materials; Composition roof
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Landscaped

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bath; 1 bathtub; 2 showers
• Heating & cooling: Ductless heating; Forced air heating; Has cooling
• Interior features: Water heater (exterior access); Jetted/soaking tub; Ceiling fan(s); Bath off primary; Patio/porch/deck; Landscaped
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.5% in Bremerton — 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 86/100 on livability (#22 in WA, #431 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Central Kitsap School District (urban): math 55% / reading 67% proficiency, ranked #49 of 291 in WA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 151 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Kitsap County in 2024 (302 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kitsap County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F 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: 1.94% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.96%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $102,415
• List price: $105,000
• Delta: 2.52%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3060 NE McWilliams Rd	0.00mi	2/1.5	924 (0%)	7mo	$70,000	$76	92
3060 NE McWilliams Rd #52	0.10mi	2/2.0	960 (+4%)	0mo	$120,000	$125	85
3060 NE McWilliams Rd #122	0.00mi	2/1.0	793 (-14%)	2mo	$76,000	$96	75
3060 NE McWilliams Rd #25	0.10mi	2/2.0	930 (+1%)	19mo	$80,000	$86	74
3060 NE McWilliams Rd #36	0.10mi	2/1.0	840 (-9%)	18mo	$30,000	$36	66
3060 NE McWillams Rd #115	0.10mi	3/1.0 (+1)	1,056 (+14%)	20mo	$140,000	$133	50
3380 NE 3rd St #12	0.30mi	2/2.0	1,008 (+9%)	24mo	$85,000	$84	47

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 · 0.27% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.15×
• Total profit: $33,684
• Equity at exit: $15,656

10-year hold

• IRR: 34.3%
• Equity multiple: 3.74×
• Total profit: $80,574
• Equity at exit: $9,078

Cash invested: $29,400 (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 98311

• Rents YoY: 0.3%
• Active inventory: 151
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $881

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 52%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6056 Illahee Rd NE Unit A Bremerton, WA	2.0	1.0	711	$1,850	$2.60	43d	1	0.64mi
1970 NE Fuson Rd Bremerton, WA	1.0–2.0	1.0–2.0	676	$2,297	$3.40	13d	12	0.86mi
6101 Washington 303 Bremerton, WA	1.0–3.0	1.0–2.0	1010	$2,378	$2.35	13d	70	1.04mi
1231 NE McWilliams Rd Bremerton, WA	1.0–3.0	1.0–2.0	961	$2,227	$2.32	13d	26	1.09mi
1381 NE Fairgrounds Rd Bremerton, WA	1.0–3.0	1.0–2.0	949	$2,022	$2.13	13d	14	1.26mi
1911 NE Riddell Rd Bremerton, WA	2.0	1.0–2.0	858	$1,980	$2.31	13d	10	1.27mi
5180 Gibson Ln NE Unit B204 Bremerton, WA	1.0	1.0	708	$1,745	$2.46	43d	1	1.30mi
5163 NE Mariah Ln Bremerton, WA	1.0–2.0	1.0	821	$1,895	$2.31	13d	2	1.35mi
1823 NE Rustic Ln Bremerton, WA	1.0	1.0	814	$1,850	$2.27	43d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 41 DOM
2. 2026-06-17
   days on market $105,000 Active 40 DOM
3. 2026-06-16
   days on market $105,000 Active 39 DOM
4. 2026-06-15
   days on market $105,000 Active 38 DOM
5. 2026-06-14
   days on market $105,000 Active 36 DOM
6. 2026-06-13
   days on market $105,000 Active 35 DOM
7. 2026-06-10
   days on market $105,000 Active 33 DOM
8. 2026-06-09
   days on market $105,000 Active 32 DOM
9. 2026-06-08
   days on market $105,000 Active 31 DOM
10. 2026-06-07
    days on market $105,000 Active 30 DOM
11. 2026-06-05
    days on market $105,000 Active 27 DOM
12. 2026-06-02
    days on market $105,000 Active 25 DOM
13. 2026-06-01
    days on market $105,000 Active 24 DOM
14. 2026-05-31
    days on market $105,000 Active 23 DOM
15. 2026-05-30
    days on market $105,000 Active 22 DOM
16. 2026-05-08
    listed $105,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,403
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$3,055
• Taxable income: $9,463
• Est. tax owed @ 24.0%: −$2,271
• After-tax cash flow: $8,300/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.

Condition & rehab AI · 30 photos

Good 75/100 Cosmetic rehab

A well-maintained 2-bedroom home with good condition and minimal repairs needed. The property offers a peaceful setting with mature landscaping and a private, level area for entertaining.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Minor exterior paint — green paint

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace carpet — improves comfort and appearance
• Resale repair kitchen cabinets — enhances functionality and appearance
• Resale repair bathroom cabinets — enhances functionality and appearance
• Resale repair exterior paint — enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
exterior paint · green paint	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace carpet — improves comfort and appearance ↑
• Resale repair kitchen cabinets — enhances functionality and appearance ↑
• Resale repair bathroom cabinets — enhances functionality and appearance ↑
• Resale repair exterior paint — enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Central Kitsap School District
• NCES district ID: 5301080
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $64,825
• Composite: 54.87/100
• National rank: #2813
• State rank: #49 of 291 in WA

Livability — Bremerton

• Score: 86/100
• State rank: #22
• US rank: #431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kitsap County · 243,099 people
• City population: 94,488
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 28,168
• Household income: $108,757
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 502.0

Population outlook (Kitsap County) Hauer SSP2

• Today (2025): 277,525 people
• By 2030: 285,040 · +2.7%
• By 2040: 294,957 · +6.3%
• By 2050: 300,622 · +8.3%
• By 2075: 315,580 · +13.7%
• By 2100: 304,340 · +9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 14% Hispanic / Latino 9% Asian 9% Black 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Tagalog/Filipino 4% Spanish 3% Vietnamese 2%

Political lean MEDSL · Kitsap

• 2024 margin: Strong D (+20.9) · D 58.8% · R 37.9% · Other 3.3%
• 2008→2024 swing: +8.6pp toward D · 2008: 12.3pp · 2024: 20.9pp
• All cycles: 2024: D+20.9 2020: D+18.1 2016: D+11.6 2012: D+11.1 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -378.18%
• Current HPI: 356.6272
• Rent YoY: ▲ 0.27%
• Metro: Bremerton-Silverdale-Port Orchard, 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

• 2026-05-08 Listed $105,000 NWMLS as Distributed by MLS Grid