2419 Jahn Ave NW #21 · Wollochet, WA 98335

$29,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 31 Days on market

Built 1979 ↓ 37% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience peaceful 55+ living at West Anchor Mobile Home Park, a highly desirable community featuring a beautiful 2-bedroom home on a spacious corner lot. Open kitchen includes all appliances plus pantry for extra storage. Great curb appeal with all new laminate flooring in main living areas and newer carpet in bedrooms. Lots of windows for light. Primary suite located at one end features an attached newly updated full bath with new tub and flooring, while the second bedroom at the opposite end offers a convenient half bath connected to both the bedroom and hallway. Utility room with built-in shelving provides additional storage space. Storage shed and carport included. Peaceful community

Key facts

• Pantry
• Laminate flooring
• Curb appeal

Tags

• CORNER LOT
• OPEN KITCHEN
• ALL APPLIANCES
• PANTRY
• CURB APPEAL
• LAMINATE FLOORING

Property features AI

Finance

• Other: Storage space number 21 in the park
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in West Anchor MHP; Park approved for sale; Senior community (senior exemption applies); Approximately 35 homes in the park; Land lease: $1,100

Exterior

• Parking: Carport (storage location: carport)
• Utilities: Electric energy source; Public water (water included in space rent); Septic sewer; Peninsula Light power company; Electric water heater; Comcast cable and internet connected
• Home design: Manufactured single-wide home; One level; Average condition; Manufactured after 6/15/1976; Make: Sky, Model: Hillcrest; Mobile home remains on site; Skirt: Metal; Tie down foundation
• Construction: Metal/vinyl construction materials; Metal roof
• Exterior features: Metal/vinyl exterior; Corner lot; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range; See remarks (additional appliance details)
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating
• Interior features: Water heater located in the home; Ceiling fan(s); Bath off primary; Patio/porch/deck; Landscaped
• Laundry & utility: Laundry available in the manufactured home park

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 72.2% vs local median 1.3% in Wollochet — 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 65/100 on livability (#356 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Peninsula School District (suburban): math 61% / reading 72% proficiency, ranked #21 of 291 in WA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.7%/yr); 183 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,209 units permitted in Pierce County in 2024 (1,269 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Pierce County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $8k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1979 — 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. 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?
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: 7.88% ✓
• Cap rate: 72.19%
• Cash-on-cash: 235.35%
• DSCR: 11.47
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $82,236
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2419 Jahn Ave NW #9	0.00mi	2/1.0	956 (+4%)	21mo	$85,000	$89	73

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.39×
• Total profit: $103,750
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 29.91×
• Total profit: $242,043
• Equity at exit: $2,585

Cash invested: $8,372 (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 98335

• Rents YoY: 4.7%
• Active inventory: 183
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $1,642

Break-even live

Break-even rent $276

Max offer price $29,900

Occupancy floor 25%

Sensitivity live

Price	-10% $1,659	-5% $1,650	+0% $1,642	+5% $1,634	+10% $1,625
Rent	-10% $1,456	-5% $1,549	+0% $1,642	+5% $1,735	+10% $1,828
Rate	-1.0pp $1,657	-0.5pp $1,650	base $1,642	+0.5pp $1,634	+1.0pp $1,626

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2413 Cliffside Ln NW Gig Harbor, WA	1.0–2.0	1.0	809	$2,359	$2.92	0d	11	0.33mi
4425 Harbor Country Dr Gig Harbor, WA	1.0–2.0	1.0–2.0	711	$1,910	$2.68	0d	3	1.34mi

Listing history 22 events

1. 2026-06-18
   days on market $29,900 Active 31 DOM
2. 2026-06-17
   days on market $29,900 Active 30 DOM
3. 2026-06-16
   days on market $29,900 Active 29 DOM
4. 2026-06-15
   days on market $29,900 Active 28 DOM
5. 2026-06-13
   days on market $29,900 Active 26 DOM
6. 2026-06-09
   days on market $29,900 Active 22 DOM
7. 2026-06-08
   days on market $29,900 Active 21 DOM
8. 2026-06-07
   days on market $29,900 Active 20 DOM
9. 2026-06-04
   days on market $29,900 Active 17 DOM
10. 2026-06-03
    days on market $29,900 Active 16 DOM
11. 2026-06-02
    days on market $29,900 Active 15 DOM
12. 2026-06-01
    days on market $29,900 Active 14 DOM
13. 2026-05-31
    pricedays on market $29,900 Active 13 DOM
14. 2026-05-18
    listed $38,000 Active
15. 2022-03-16
    soldstatus $47,000 Closed
16. 2022-02-22
    status Pending
17. 2021-12-03
    listed $49,950 Active
18. 2021-11-18
    soldstatus $50,000 Closed
19. 2021-10-28
    status Pending
20. 2021-10-15
    price $50,000
21. 2021-10-07
    price $54,950
22. 2021-08-11
    listed $59,950 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: $587 · $49/mo
• Projected year-2 tax: $587 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,256
• − Mortgage interest: −$1,675
• − Property taxes: −$587
• − Insurance: −$150
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$870
• Taxable income: $20,454
• Est. tax owed @ 24.0%: −$4,909
• After-tax cash flow: $14,795/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: Peninsula School District
• NCES district ID: 5306690
• Math proficiency: 61% ▲ 1.00%
• Reading proficiency: 72% ▼ -1.00%
• Median HH income: $76,796
• Composite: 60.35/100
• National rank: #1718
• State rank: #21 of 291 in WA

Livability — Wollochet

• Score: 65/100
• State rank: #356
• US rank: #13570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wollochet, WA
• County: Pierce County · 788,257 people
• Metro: Seattle-Tacoma-Bellevue, WA
• Population (ZIP): 27,773
• Household income: $128,592
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 609.0

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 956,648 people
• By 2030: 1,010,862 · +5.7%
• By 2040: 1,113,170 · +16.4%
• By 2050: 1,206,524 · +26.1%
• By 2075: 1,436,425 · +50.2%
• By 2100: 1,563,654 · +63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 9% Portuguese 8% Slovak 4%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Pierce

• 2024 margin: D (+10.8) · D 53.9% · R 43.1% · Other 3.0%
• 2008→2024 swing: -1.4pp toward R · 2008: 12.2pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+11.2 2016: D+7.5 2012: D+11.0 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -604.41%
• Current HPI: 346.8354
• Rent YoY: ▲ 4.65%
• Metro: Seattle-Tacoma-Bellevue, 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

-36.6% since first listed

9 events — show timeline

• 2026-05-18 Listed $38,000 NWMLS as Distributed by MLS Grid
• 2022-03-16 Sold (MLS) $47,000 NWMLS as Distributed by MLS Grid
• 2022-02-22 Pending — NWMLS as Distributed by MLS Grid
• 2021-12-03 Listed $49,950 NWMLS as Distributed by MLS Grid
• 2021-11-18 Sold (MLS) $50,000 NWMLS as Distributed by MLS Grid
• 2021-10-28 Pending — NWMLS as Distributed by MLS Grid
• 2021-10-15 Price Changed $50,000 NWMLS as Distributed by MLS Grid
• 2021-10-07 Price Changed $54,950 NWMLS as Distributed by MLS Grid
• 2021-08-11 Listed $59,950 NWMLS as Distributed by MLS Grid

Property tax history

+13.6%/yr

Latest (2024): $587 · +283.9% YoY. Source: county tax records.