2958 Mountain View Rd Unit F · Silverdale, WA 98383

$109,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 91 Days on market

Built 1979 Good condition $88/sqft · 76% below area ↓ 5% since listing

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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 +5.5/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller Financing Here! 2/2 Home located in the all ages community of Clear Creek. This home features 1,248 SF with 2bedrooms, 2 full baths, large living room open, kitchen w/ eating area. Landscaped and ready to make it yours. Park rentonly $780 a month which includes garbage and sewer. Park approval required. Small pets okay.

Key facts

• Parking
• Built 1979
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 2.7% in Silverdale — 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 82/100 on livability (#63 in WA, #1,155 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D-, cost of living 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 soft (-2.0%/yr); 120 active listings in the ZIP; high-income renter base; 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 $757 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 + 0.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Recommended offer $99,645 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.11% ✓
• Cap rate: 18.02%
• Cash-on-cash: 41.89%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

• ARV (median comp): $449,882
• List price: $109,500
• Delta: -75.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14460 Clear Creek Rd NW	0.12mi	2/2.0	1,296 (+4%)	19mo	$380,000	$293	72

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.42×
• Total profit: $43,683
• Equity at exit: $16,327

10-year hold

• IRR: 40.3%
• Equity multiple: 4.25×
• Total profit: $99,766
• Equity at exit: $9,468

Cash invested: $30,660 (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 98383

• Home prices YoY: -26.7%
• Rents YoY: -2.0%
• Active inventory: 120
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $1,070

Break-even live

Break-even rent $958

Max offer price $109,500

Occupancy floor 49%

Sensitivity live

Price	-10% $1,146	-5% $1,108	+0% $1,070	+5% $1,032	+10% $995
Rent	-10% $888	-5% $979	+0% $1,070	+5% $1,162	+10% $1,253
Rate	-1.0pp $1,125	-0.5pp $1,098	base $1,070	+0.5pp $1,042	+1.0pp $1,013

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $109,500 Active 91 DOM
2. 2026-06-17
   days on market $109,500 Active 90 DOM
3. 2026-06-16
   days on market $109,500 Active 89 DOM
4. 2026-06-15
   days on market $109,500 Active 88 DOM
5. 2026-06-14
   days on market $109,500 Active 86 DOM
6. 2026-06-13
   days on market $109,500 Active 85 DOM
7. 2026-06-10
   days on market $109,500 Active 83 DOM
8. 2026-06-09
   days on market $109,500 Active 82 DOM
9. 2026-06-08
   days on market $109,500 Active 81 DOM
10. 2026-06-07
    days on market $109,500 Active 80 DOM
11. 2026-06-05
    days on market $109,500 Active 77 DOM
12. 2026-06-02
    days on market $109,500 Active 75 DOM
13. 2026-06-01
    days on market $109,500 Active 74 DOM
14. 2026-05-31
    days on market $109,500 Active 73 DOM
15. 2026-05-30
    days on market $109,500 Active 72 DOM
16. 2026-03-24
    price $109,500
17. 2026-03-19
    listed $115,000 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,753
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$3,185
• Taxable income: $11,803
• Est. tax owed @ 24.0%: −$2,833
• After-tax cash flow: $10,011/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 · 3 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It's ready for a fresh coat of paint and some landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appeal and value.
• Both HVAC maintenance — A clean and functioning HVAC system is essential for both comfort and energy efficiency, impacting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appeal and value. ↑
• Both HVAC maintenance — A clean and functioning HVAC system is essential for both comfort and energy efficiency, impacting both resale and rental value. ↑

ⓘ 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 — Silverdale

• Score: 82/100
• State rank: #63
• US rank: #1155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silverdale, WA
• County: Kitsap County · 243,099 people
• City population: 21,604
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 21,604
• Household income: $111,139
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 878.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 11% Asian 8% Hispanic / Latino 8% Black 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Portuguese 5% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 90% English-only · Tagalog/Filipino 3% Spanish 3% Other Asian/Pacific 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: ▼ -124.87%
• Current HPI: 343.44
• Rent YoY: ▼ -1.99%
• 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

-4.8% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $109,500 NWMLS as Distributed by MLS Grid
• 2026-03-19 Listed $115,000 NWMLS as Distributed by MLS Grid