42 Juniper Mobile Ests · Sequim, WA 98382

$117,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 228 Days on market

Built 1978 $81/sqft · 41% below area Est $199k · 41% under ↓ 4% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home at Juniper Mobile Estates, a 62+ park located in sunny Sequim. This spacious, well maintained doublewide comes equipped with solar panels and 8 batteries. Kitchen features a water filtration system and brand new dishwasher. Bathroom off primary bedroom has a walk in tub with mounted TVs in bedroom and bathroom. Enjoy the covered porch and patio with wheelchair ramp, or the garden area with a green buffer for privacy. There is plenty of storage inside and out, with a shed just off the covered carport. Furniture and tools in shed can convey with purchase. Just a block from groceries, bank, shopping and the new location for the senior center - minutes from all other amenities. Pets allowed with park approval.

Key facts

• Covered porch
• Garden area
• Plenty of storage

Tags

• SOLAR PANELS
• WATER FILTRATION SYSTEM
• WALK IN TUB
• COVERED PORCH
• GARDEN AREA
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $117k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 3.1% in Sequim — 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 70/100 on livability (#245 in WA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B, cost of living B; Watch: employment D, amenities D-, commute F.
• Sequim School District (town): math 55% / reading 66% proficiency, ranked #64 of 291 in WA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 605 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clallam County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($103k) 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 $102,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1978 — 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 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?
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: 2.13% ✓
• Cap rate: 18.92%
• Cash-on-cash: 45.09%
• DSCR: 3.01
• GRM: 3.9

CMA / ARV

• ARV (median comp): $199,448
• List price: $117,000
• Delta: -41.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Juniper Mobile Ests	0.09mi	2/2.0 (-1)	1,442 (+0%)	9mo	$135,000	$94	83
747 W Heritage Loop	0.22mi	2/2.0 (-1)	1,458 (+1%)	1mo	$250,000	$171	82
19 Juniper Mobile Ests	0.11mi	2/2.0 (-1)	1,344 (-7%)	4mo	$97,000	$72	76
301 N 7th Ave #74 Ave	0.14mi	2/2.0 (-1)	1,338 (-7%)	1mo	$60,000	$45	76
507 N 7th Ave	0.22mi	2/2.0 (-1)	1,502 (+4%)	5mo	$235,000	$156	74
734 Heritage Loop	0.27mi	2/2.0 (-1)	1,458 (+1%)	9mo	$335,000	$230	73
508 N 7th Ave	0.28mi	2/2.0 (-1)	1,502 (+4%)	3mo	$240,000	$160	72
325 N Fifth Ave #34	0.34mi	2/2.0 (-1)	1,388 (-4%)	9mo	$190,000	$137	66
645 N 7th	0.36mi	3/2.0	1,612 (+12%)	1mo	$249,950	$155	62
610 N 7th Ave	0.34mi	3/2.0	1,600 (+11%)	8mo	$205,000	$128	59
629 N 7th Ave	0.36mi	3/2.0	1,630 (+13%)	9mo	$261,700	$161	54
713 W Heritage Loop	0.35mi	2/2.0 (-1)	1,269 (-12%)	8mo	$259,000	$204	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.81×
• Total profit: $59,440
• Equity at exit: $17,445

10-year hold

• IRR: 48.3%
• Equity multiple: 5.66×
• Total profit: $152,694
• Equity at exit: $10,116

Cash invested: $32,760 (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 98382

• Active inventory: 605
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,492 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,231

Break-even live

Break-even rent $934

Max offer price $117,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,297	-5% $1,264	+0% $1,231	+5% $1,198	+10% $1,165
Rent	-10% $1,034	-5% $1,133	+0% $1,231	+5% $1,329	+10% $1,428
Rate	-1.0pp $1,290	-0.5pp $1,261	base $1,231	+0.5pp $1,201	+1.0pp $1,170

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Tommy Ct Sequim, WA	3.0	2.0	1350	$2,300	$1.70	45d	1	0.11mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	45d	1	0.75mi
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	45d	1	0.94mi
1045 S 3rd Ave Unit 33 Sequim, WA	2.0	1.5	956	$2,100	$2.20	45d	1	0.97mi

Listing history 20 events

1. 2026-06-19
   days on market $117,000 Active 228 DOM
2. 2026-06-18
   days on market $117,000 Active 227 DOM
3. 2026-06-17
   days on market $117,000 Active 226 DOM
4. 2026-06-16
   days on market $117,000 Active 225 DOM
5. 2026-06-15
   days on market $117,000 Active 224 DOM
6. 2026-06-14
   days on market $117,000 Active 222 DOM
7. 2026-06-12
   days on market $117,000 Active 221 DOM
8. 2026-06-09
   days on market $117,000 Active 218 DOM
9. 2026-06-08
   days on market $117,000 Active 217 DOM
10. 2026-06-07
    days on market $117,000 Active 216 DOM
11. 2026-06-05
    days on market $117,000 Active 213 DOM
12. 2026-06-03
    days on market $117,000 Active 212 DOM
13. 2026-06-02
    days on market $117,000 Active 211 DOM
14. 2026-06-01
    days on market $117,000 Active 210 DOM
15. 2026-05-31
    days on market $117,000 Active 209 DOM
16. 2026-05-30
    days on market $117,000 Active 208 DOM
17. 2026-03-28
    price $117,000 740-char remark

    Show marketing remark (740 chars)

    Welcome to your new home at Juniper Mobile Estates, a 62+ park located in sunny Sequim. This spacious, well maintained doublewide comes equipped with solar panels and 8 batteries. Kitchen features a water filtration system and brand new dishwasher. Bathroom off primary bedroom has a walk in tub with mounted TVs in bedroom and bathroom. Enjoy the covered porch and patio with wheelchair ramp, or the garden area with a green buffer for privacy. There is plenty of storage inside and out, with a shed just off the covered carport. Furniture and tools in shed can convey with purchase. Just a block from groceries, bank, shopping and the new location for the senior center - minutes from all other amenities. Pets allowed with park approval.

18. 2026-03-28
    price $117,000

    Show marketing remark (740 chars)

    Welcome to your new home at Juniper Mobile Estates, a 62+ park located in sunny Sequim. This spacious, well maintained doublewide comes equipped with solar panels and 8 batteries. Kitchen features a water filtration system and brand new dishwasher. Bathroom off primary bedroom has a walk in tub with mounted TVs in bedroom and bathroom. Enjoy the covered porch and patio with wheelchair ramp, or the garden area with a green buffer for privacy. There is plenty of storage inside and out, with a shed just off the covered carport. Furniture and tools in shed can convey with purchase. Just a block from groceries, bank, shopping and the new location for the senior center - minutes from all other amenities. Pets allowed with park approval.

19. 2025-11-03
    listed $122,000 Active 740-char remark

    Show marketing remark (740 chars)

    Welcome to your new home at Juniper Mobile Estates, a 62+ park located in sunny Sequim. This spacious, well maintained doublewide comes equipped with solar panels and 8 batteries. Kitchen features a water filtration system and brand new dishwasher. Bathroom off primary bedroom has a walk in tub with mounted TVs in bedroom and bathroom. Enjoy the covered porch and patio with wheelchair ramp, or the garden area with a green buffer for privacy. There is plenty of storage inside and out, with a shed just off the covered carport. Furniture and tools in shed can convey with purchase. Just a block from groceries, bank, shopping and the new location for the senior center - minutes from all other amenities. Pets allowed with park approval.

20. 2025-11-03
    listed $122,000 Active

    Show marketing remark (740 chars)

    Welcome to your new home at Juniper Mobile Estates, a 62+ park located in sunny Sequim. This spacious, well maintained doublewide comes equipped with solar panels and 8 batteries. Kitchen features a water filtration system and brand new dishwasher. Bathroom off primary bedroom has a walk in tub with mounted TVs in bedroom and bathroom. Enjoy the covered porch and patio with wheelchair ramp, or the garden area with a green buffer for privacy. There is plenty of storage inside and out, with a shed just off the covered carport. Furniture and tools in shed can convey with purchase. Just a block from groceries, bank, shopping and the new location for the senior center - minutes from all other amenities. Pets allowed with park approval.

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$243/yr (+$20/mo · 26.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥83°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,903
• − Mortgage interest: −$6,554
• − Property taxes: −$903
• − Insurance: −$585
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$3,404
• Taxable income: $13,673
• Est. tax owed @ 24.0%: −$3,281
• After-tax cash flow: $11,491/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: Sequim School District
• NCES district ID: 5307830
• Math proficiency: 55% ▼ -1.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $46,969
• Composite: 52.77/100
• National rank: #3312
• State rank: #64 of 291 in WA

Livability — Sequim

• Score: 70/100
• State rank: #245
• US rank: #7845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sequim, WA
• County: Clallam County · 31,052 people
• City population: 31,052
• Metro: Port Angeles, WA
• Population (ZIP): 31,052
• Household income: $74,189
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 666.0

Population outlook (Clallam County) Hauer SSP2

• Today (2025): 76,817 people
• By 2030: 78,177 · +1.8%
• By 2040: 79,795 · +3.9%
• By 2050: 80,890 · +5.3%
• By 2075: 83,933 · +9.3%
• By 2100: 82,141 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 5% Slovak 5% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Clallam

• 2024 margin: Lean D (+7.9) · D 52.6% · R 44.7% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 3.3pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+3.4 2016: R+1.6 2012: D+0.4 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -225.89%
• Current HPI: 181.4372
• Rent YoY: —
• Metro: Port Angeles, 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

-4.1% since first listed

4 events — show timeline

• 2026-03-28 Price Changed $117,000 OLS
• 2026-03-28 Price Changed $117,000 NWMLS as Distributed by MLS Grid
• 2025-11-03 Listed $122,000 OLS
• 2025-11-03 Listed $122,000 NWMLS as Distributed by MLS Grid

Property tax history

+8.5%/yr

Latest (2026): $903 · +20.3% YoY. Source: county tax records.