7410 Old Military Rd Unit 1A · Tracyton, WA 98311

$195,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured · 39 Days on market

Built 1980 $106/sqft · 7% above area Est $182k · 7% over

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +5.5/10.0
• ARV discount +4.4/15.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled 3 bed, 2 bath home located in the desirable Countryside Mobile Home Park at 7410 Old Military Rd #1A. This thoughtfully updated residence offers modern comfort with quality finishes throughout. Step inside to a bright, open layout featuring durable luxury vinyl plank flooring throughout and a fully renovated kitchen with updated cabinetry and contemporary finishes. The primary bathroom includes a freestanding soaking tub, creating a spa-like retreat, while both bathrooms have been tastefully refreshed with modern fixtures. Comfort is enhanced with mini-split heating and cooling systems, providing efficient year-round climate control. The home offers three well-proportioned b

Key facts

• Fully remodeled
• Renovated kitchen
• Well-positioned lot

Tags

• FULLY REMODELED
• RENOVATED KITCHEN
• FREESTANDING SOAKING TUB
• MINI-SPLIT HEATING AND COOLING
• DEDICATED PARKING SPACES
• WELL-POSITIONED LOT

Property features AI

Finance

• Other: Taxes listed but excluded from feature details
• Financial info: Accepted listing terms: Cash, Conventional, FHA
• HOA & community: Located in a park with 75 homes; Pet rules: see remarks; Land lease: $580

Exterior

• Parking: Uncovered parking; 2 open parking spaces
• Security: No security features listed
• Utilities: Electric energy source; Public water; Public sewer; Power provided by PSE
• Home design: Manufactured double-wide home (Fleetwood model 66/28); Updated/remodeled condition; Single-story
• Construction: Metal/Vinyl and wood construction; Composition roof; Pillar/post/pier foundation; Manufactured house (double wide)
• Exterior features: Metal/Vinyl and wood exterior; Located in Countryside Mobile Home Park (space 1A)

Interior

• Kitchen: No appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank flooring
• Bathrooms: 2 full bathrooms; 2 bathtubs and 2 showers
• Heating & cooling: Ductless heating; Has cooling
• Interior features: Water heater (electric) located in primary bathroom; Wood-burning fireplace
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.7% in Tracyton — 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 73/100 on livability (#193 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D+, amenities F, commute 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.
• Zoned schools: Woodlands Elementary (379 students, 55% FRL); Olympic High School (1,162 students, 48% FRL) — zoned schools average 52% FRL vs 23% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Kitsap County in 2024 (302 in 5+ unit buildings).
• This rent runs 30% of the median local income ($109k/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 $1k of loan paydown is wiped out by about $6k 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 + 0.3% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago 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.
• Current owner paid $35k; list at $195k implies a 457% gain — meaningful room to come down on a strong offer.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.20%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $182,476
• List price: $195,000
• Delta: 6.86%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6638 Virgo Ln NE	0.45mi	3/2.0	1,848 (0%)	1mo	$213,500	$116	78
620 NE Saturn Ln	0.55mi	3/2.0	1,848 (0%)	2mo	$225,000	$122	72
970 NE Saturn Ln	0.38mi	3/2.0	1,680 (-9%)	4mo	$180,000	$107	64
7053 Old Military Rd NE	0.22mi	3/2.0	1,952 (+6%)	22mo	$450,000	$231	62
535 NE Saturn Ln	0.59mi	3/2.0	1,782 (-4%)	8mo	$213,000	$120	60
1027 NE Saturn Ln	0.35mi	4/2.0 (+1)	1,840 (-0%)	24mo	$179,900	$98	58
830 NE Saturn Ln	0.45mi	3/2.0	1,680 (-9%)	18mo	$180,000	$107	49
704 NE Libra Ln	0.43mi	3/2.0	1,620 (-12%)	14mo	$194,500	$120	48
7075 Taurus Ln NE	0.51mi	3/2.0	1,596 (-14%)	10mo	$185,000	$116	45

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 · 0.27% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.25×
• Total profit: $13,824
• Equity at exit: $29,075

10-year hold

• IRR: 13.5%
• Equity multiple: 1.94×
• Total profit: $51,512
• Equity at exit: $16,860

Cash invested: $54,600 (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 98311

• Rents YoY: 0.3%
• Active inventory: 151
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,754 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $828

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 65%

Sensitivity live

Price	-10% $963	-5% $896	+0% $828	+5% $761	+10% $693
Rent	-10% $611	-5% $719	+0% $828	+5% $937	+10% $1,046
Rate	-1.0pp $926	-0.5pp $878	base $828	+0.5pp $778	+1.0pp $726

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8078 Old Military Rd NE Bremerton, WA	2.0	2.5	2064	$3,000	$1.45	45d	1	0.47mi
100 NE Miramar Cir Bremerton, WA	3.0	2.5	1446	$2,500	$1.73	22d	1	0.70mi
6101 Washington 303 Bremerton, WA	1.0–3.0	1.0–2.0	1010	$2,880	$2.85	14d	70	0.80mi

Listing history 20 events

1. 2026-06-18
   days on market $195,000 Active 39 DOM
2. 2026-06-17
   days on market $195,000 Active 38 DOM
3. 2026-06-16
   days on market $195,000 Active 37 DOM
4. 2026-06-15
   days on market $195,000 Active 36 DOM
5. 2026-06-14
   days on market $195,000 Active 34 DOM
6. 2026-06-13
   days on market $195,000 Active 33 DOM
7. 2026-06-10
   days on market $195,000 Active 31 DOM
8. 2026-06-09
   days on market $195,000 Active 30 DOM
9. 2026-06-08
   days on market $195,000 Active 29 DOM
10. 2026-06-07
    days on market $195,000 Active 28 DOM
11. 2026-06-05
    days on market $195,000 Active 25 DOM
12. 2026-06-02
    days on market $195,000 Active 23 DOM
13. 2026-06-01
    days on market $195,000 Active 22 DOM
14. 2026-05-31
    days on market $195,000 Active 21 DOM
15. 2026-05-30
    days on market $195,000 Active 20 DOM
16. 2026-05-08
    listed $195,000 Active
17. 2009-11-19
    soldstatus $35,000 Sold
18. 2009-10-29
    status Pending Inspection
19. 2009-10-08
    price $44,500
20. 2009-10-08
    listed $44,500,000 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 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,049
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$5,673
• Taxable income: $7,266
• Est. tax owed @ 24.0%: −$1,744
• After-tax cash flow: $8,194/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: 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 — Tracyton

• Score: 73/100
• State rank: #193
• US rank: #5240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kitsap County · 243,099 people
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 28,168
• Household income: $108,757
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 502.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 14% Hispanic / Latino 9% Asian 9% Black 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Tagalog/Filipino 4% Spanish 3% Vietnamese 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: ▼ -378.18%
• Current HPI: 356.6272
• Rent YoY: ▲ 0.27%
• 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

-99.6% since first listed

7 events — show timeline

• 2026-05-25 Relisted — NWMLS as Distributed by MLS Grid
• 2026-05-22 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-08 Listed $195,000 NWMLS as Distributed by MLS Grid
• 2009-11-19 Sold (MLS) $35,000 NWMLS as Distributed by MLS Grid
• 2009-10-29 Pending — NWMLS as Distributed by MLS Grid
• 2009-10-08 Price Changed $44,500 NWMLS as Distributed by MLS Grid
• 2009-10-08 Listed $44,500,000 NWMLS as Distributed by MLS Grid