41671 Mountain View Ln · Concrete, WA 98237

$220,000

3 bd · 2.0 ba · 1,464 sqft · Manufactured public records · 144 Days on market

Built 1973 0.74 ac lot $150/sqft · 41% below area Est $371k · 41% under $100/mo HOA · 5% of rent

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Why this score? — see what drove the C+ 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 +15.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3bedroom 2bath home sits on . 7acres. Master bedroom with master bathroom on one side of home. This home needs a little TLC, your Imagination awaits this open floor plan. Several outbuildings, Wrap around driveway, heavenly wooded double lot. New heating system installed. Steps from the Skagit River with community beach access. Peaceful & secluded, only 10 minutes to historic Concrete, Baker hotel, the famous Hub Tavern, Annie's Pizza station. 35 minutes to Sedro-Woolley, Mount Vernon, Burlington, & 90 minutes to BC Canada. Transit lines 70X & 717 nearby.

Key facts

• Open floor plan
• Wrap around driveway
• Wooded double lot

Tags

• MASTER BEDROOM
• MASTER BATHROOM
• OPEN FLOOR PLAN
• SEVERAL OUTBUILDINGS
• WRAP AROUND DRIVEWAY
• WOODED DOUBLE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $36 ($428/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 $200k (9.2% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.6% in Concrete — 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 76/100 on livability (#157 in WA, #3,709 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools D, crime F, amenities F.
• Concrete School District (rural): math 24% / reading 45% proficiency, ranked #255 of 291 in WA (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 561 units permitted in Skagit County in 2024 (270 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Skagit County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $59k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $220k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (median comp): $371,045
• List price: $220,000
• Delta: -40.71%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41675 S Shore Dr	0.06mi	3/2.0	1,512 (+3%)	2mo	$226,000	$149	90
7504 Spruce St	0.14mi	4/2.0 (+1)	1,620 (+11%)	12mo	$390,500	$241	61
42112 Cape Horn Dr	0.59mi	3/2.0	1,512 (+3%)	18mo	$365,000	$241	52
42002 Cedar St	0.48mi	3/2.0	1,680 (+15%)	5mo	$452,500	$269	49
42005 Cedar St	0.43mi	4/2.0 (+1)	1,580 (+8%)	17mo	$410,000	$259	47
42026 North Shore Ln	0.40mi	3/2.0	1,296 (-12%)	21mo	$320,500	$247	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $122,136
• Equity at exit: $198,193

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $357,969
• Equity at exit: $427,412

Cash invested: $61,600 (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 98237

• Home prices YoY: 18.6%
• Active inventory: 96
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $36

Break-even live

Break-even rent $1,953

Max offer price $220,000

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $98	+0% $36	+5% $-27	+10% $-89
Rent	-10% $-122	-5% $-43	+0% $36	+5% $115	+10% $194
Rate	-1.0pp $146	-0.5pp $92	base $36	+0.5pp $-21	+1.0pp $-79

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 31 events

1. 2026-06-19
   days on market $220,000 Active 144 DOM
2. 2026-06-18
   days on market $220,000 Active 143 DOM
3. 2026-06-17
   days on market $220,000 Active 142 DOM
4. 2026-06-16
   days on market $220,000 Active 141 DOM
5. 2026-06-15
   days on market $220,000 Active 140 DOM
6. 2026-06-14
   days on market $220,000 Active 138 DOM
7. 2026-06-13
   days on market $220,000 Active 137 DOM
8. 2026-06-10
   days on market $220,000 Active 135 DOM
9. 2026-06-09
   days on market $220,000 Active 134 DOM
10. 2026-06-08
    days on market $220,000 Active 133 DOM
11. 2026-06-07
    days on market $220,000 Active 132 DOM
12. 2026-06-02
    days on market $220,000 Active 127 DOM
13. 2026-06-01
    days on market $220,000 Active 126 DOM
14. 2026-05-31
    days on market $220,000 Active 125 DOM
15. 2026-05-30
    days on market $220,000 Active 124 DOM
16. 2026-04-30
    price $220,000
17. 2026-04-10
    price $240,000
18. 2026-03-23
    price $230,000
19. 2026-03-03
    price $240,000
20. 2026-02-11
    price $260,000
21. 2026-02-02
    price $269,000
22. 2026-01-26
    listed $279,000 Active
23. 2018-03-29
    soldstatus $104,000 Sold
24. 2018-03-29
    soldstatus $104,000
25. 2018-03-20
    status Pending
26. 2018-02-27
    status Pending Inspection
27. 2018-02-15
    price $104,900
28. 2017-10-18
    listed $109,000 Active
29. 2005-11-30
    soldstatus $80,000
30. 2005-11-30
    soldstatus $80,000
31. 2005-08-02
    listed $89,900

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$580/yr (+$48/mo · 36.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,983
• − Mortgage interest: −$12,323
• − Property taxes: −$1,576
• − Insurance: −$1,898
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$1,200
• − Depreciation: −$6,400
• Taxable loss: −$3,251
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $1,209/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: Concrete School District
• NCES district ID: 5301660
• Math proficiency: 24% ▼ -1.00%
• Reading proficiency: 45% ▲ 7.00%
• Median HH income: $43,849
• Composite: 31.96/100
• National rank: #11033
• State rank: #255 of 291 in WA

Livability — Concrete

• Score: 76/100
• State rank: #157
• US rank: #3709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,110

Population outlook (Skagit County) Hauer SSP2

• Today (2025): 131,498 people
• By 2030: 135,556 · +3.1%
• By 2040: 141,717 · +7.8%
• By 2050: 145,714 · +10.8%
• By 2075: 152,201 · +15.7%
• By 2100: 147,980 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Portuguese 5% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Skagit

• 2024 margin: Lean D (+8.9) · D 52.9% · R 44.0% · Other 3.0%
• 2008→2024 swing: -0.7pp no change · 2008: 9.6pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+7.5 2016: D+3.2 2012: D+5.8 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 83.52%
• Current HPI: 533.5113
• Rent YoY: —
• Metro: —
• 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

+144.7% since first listed

16 events — show timeline

• 2026-04-30 Price Changed $220,000 NWMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $240,000 NWMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $230,000 NWMLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $240,000 NWMLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $260,000 NWMLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $269,000 NWMLS as Distributed by MLS Grid
• 2026-01-26 Listed $279,000 NWMLS as Distributed by MLS Grid
• 2018-03-29 Sold (Public Records) $104,000 Public Records
• 2018-03-29 Sold (MLS) $104,000 NWMLS as Distributed by MLS Grid
• 2018-03-20 Pending — NWMLS as Distributed by MLS Grid
• 2018-02-27 Pending — NWMLS as Distributed by MLS Grid
• 2018-02-15 Price Changed $104,900 NWMLS as Distributed by MLS Grid
• 2017-10-18 Listed $109,000 NWMLS as Distributed by MLS Grid
• 2005-11-30 Sold (Public Records) $80,000 Public Records
• 2005-11-30 Sold (MLS) $80,000 NWMLS as Distributed by MLS Grid
• 2005-08-02 Listed $89,900 NWMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2026): $1,576 · +12.4% YoY. Source: county tax records.