2010 Front St #33 · Lynden, WA 98264

$135,000

2 bd · 1.0 ba · 812 sqft · Manufactured public records · 73 Days on market

Built 2024

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new 2-bedroom, 1-bath manufactured home featuring a bright open floor plan and stainless-steel appliances. The stylish kitchen flows seamlessly into the living area, creating a comfortable space for everyday living. Two well-sized bedrooms and a spacious bath complete the home. Conveniently located near shopping, dining, and transit—perfect for first-time buyers or those looking to downsize with ease.

Key facts

• Open floor plan
• Stylish kitchen
• 2 parking spots

Tags

• OPEN FLOOR PLAN
• STAINLESS-STEEL APPLIANCES
• STYLISH KITCHEN

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Accepts cash and conventional financing
• HOA & community: Park-approved for sale; Duffner Court park with about 40 homes; Pets allowed; Land lease: $800/month

Exterior

• Parking: Uncovered open parking; 2 open parking spaces
• Utilities: Electric energy source; Public water; Public sewer; Power provided by PSE
• Home design: Manufactured single-wide home; One story; East-facing; Has view; Very good condition; Model: Mynton 14582A; Make: Mynton; Mobile home remains
• Construction: Wood construction; Composition roof; Slab foundation with tie-downs; Manufactured house structure
• Exterior features: Wood products exterior; Corner lot; Curbs; Paved

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom with bathtub and shower
• Heating & cooling: High-efficiency (90%+) forced air heating; No cooling
• Interior features: Ceiling fan(s); Double pane windows; Patio/porch/deck; Entry; Kitchen without eating space; Living room; Has heating
• Laundry & utility: Water heater located on primary closet wall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.2% in Lynden — 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 (#80 in WA, #1,495 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, housing A; Watch: cost of living F.
• Lynden School District (town): math 51% / reading 62% proficiency, ranked #82 of 291 in WA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lynden High School (962 students, 40% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 190 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($127k) 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 A-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. 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: 1.22% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $8,335
• Equity at exit: $20,129

10-year hold

• IRR: 16.4%
• Equity multiple: 2.44×
• Total profit: $54,571
• Equity at exit: $11,672

Cash invested: $37,800 (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 98264

• Rents YoY: 4.7%
• Active inventory: 190
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$708
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $430

Break-even live

Break-even rent $1,106

Max offer price $135,000

Occupancy floor 69%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 La Villa Dr Lynden, WA	2.0	1.0	1100	$1,750	$1.59	44d	1	1.05mi
401 La Villa Dr Lynden, WA	2.0	1.0	1025	$1,650	$1.61	44d	1	1.05mi
1414 Liberty St Unit 3 Lynden, WA	2.0	1.0	910	$1,680	$1.85	44d	1	1.05mi
101 La Villa Dr Lynden, WA	2.0	1.0	1100	$1,750	$1.59	13d	1	1.07mi
101 La Villa Dr Lynden, WA	2.0	1.0	1100	$1,750	$1.59	44d	1	1.07mi
313 14th St Lynden, WA	2.0	1.0	832	$1,650	$1.98	21d	1	1.08mi
212 S British Columbia Ave Unit 211-205 Lynden, WA	2.0	1.0	916	$1,350	$1.47	13d	1	1.15mi
212 S British Columbia Ave Unit 211-105 Lynden, WA	2.0	1.0	916	$1,395	$1.52	21d	1	1.15mi
212 S British Columbia Ave Unit 211-204 Lynden, WA	2.0	1.0	916	$1,375	$1.50	21d	1	1.15mi
212 S British Columbia Ave Unit 212-109 Lynden, WA	2.0	1.0	916	$1,350	$1.47	21d	1	1.15mi

Listing history 3 events

1. 2026-05-18
   status Active
2. 2026-04-23
   status Pending
3. 2026-02-18
   listed $135,000 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: $1,316 · $110/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$7/yr (+$1/mo · 0.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,801
• − Mortgage interest: −$7,562
• − Property taxes: −$1,316
• − Insurance: −$675
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,927
• Taxable income: $3,153
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $4,400/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: Lynden School District
• NCES district ID: 5304620
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $59,666
• Composite: 50.83/100
• National rank: #3886
• State rank: #82 of 291 in WA

Livability — Lynden

• Score: 81/100
• State rank: #80
• US rank: #1495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynden, WA
• County: Whatcom County · 209,776 people
• City population: 23,123
• Metro: Bellingham, WA
• Population (ZIP): 23,123
• Household income: $103,638
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 688.0

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 15% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 17% Portuguese 3% Italian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 2% Arabic 2%

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: ▼ -314.17%
• Current HPI: 370.7803
• Rent YoY: ▲ 4.69%
• 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

3 events — show timeline

• 2026-05-18 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-23 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-18 Listed $135,000 NWMLS as Distributed by MLS Grid