The Homestead Plan · Carlsborg, WA 98382

$249,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 84 Days on market

Good condition

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The American Dream Series / The Urban Homestead AD30563H is a thoughtfully crafted manufactured home featuring 3 bedrooms, 2 bathrooms, and 1680 square feet of comfortable living space. The inviting layout includes a spacious living area, a well-equipped kitchen, and a private primary suite for relaxation. With ample room for family and guests, The Urban Homestead AD30563H delivers modern convenience and a cozy atmosphere, making it an excellent home choice.

Key facts

• Listed 83 days

🏗️ New construction. The $249,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $507,450.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (6.6% below list).
• Recommended offer: $233k (6.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#493 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, crime D-.
• 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; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $4k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $232,588 (6.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
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: 0.46% ✗
• Cap rate: 2.35%
• Cash-on-cash: -14.10%
• DSCR: 0.37
• GRM: 18.2

CMA / ARV

• ARV (median comp): $507,450
• List price: $249,000
• Delta: -50.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Moonshadow Ln	0.50mi	3/2.0	1,540 (-8%)	1mo	$464,950	$302	62
114 Moonshadow Ln	0.51mi	3/2.0	1,832 (+9%)	0mo	$509,950	$278	61
144 Moonshadow Ln	0.51mi	3/2.0	1,832 (+9%)	1mo	$504,950	$276	60
180 Le Roux Rd	0.50mi	3/2.0	1,515 (-10%)	3mo	$500,000	$330	58
2171 Atterberry Rd	0.58mi	3/2.5	1,558 (-7%)	14mo	$600,000	$385	47
302 E Runnion Rd	0.59mi	3/1.5	1,731 (+3%)	22mo	$525,000	$303	47
131 Booth Ln	0.60mi	3/2.5	1,817 (+8%)	22mo	$605,000	$333	38
255 Joslin Rd	0.61mi	2/2.0 (-1)	1,908 (+14%)	14mo	$550,000	$288	32

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: -43.0%
• Equity multiple: -0.33×
• Total profit: $-188,520
• Equity at exit: $75,662

10-year hold

• IRR: -74.8%
• Equity multiple: -1.12×
• Total profit: $-300,930
• Equity at exit: $43,875

Cash invested: $142,086 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,326 medium
• Mortgage (P&I): −$2,661
• Tax est. 1.5%: −$634 /mo · $7,612/yr
• Insurance: −$211
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-1,669

Break-even live

Break-even rent $4,439

Max offer price $265,881

Occupancy floor —

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: $126,862
• Closing costs: $15,224
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $249,000 Active 84 DOM
2. 2026-06-18
   days on market $249,000 Active 83 DOM
3. 2026-06-17
   days on market $249,000 Active 82 DOM
4. 2026-06-16
   days on market $249,000 Active 81 DOM
5. 2026-06-15
   days on market $249,000 Active 80 DOM
6. 2026-06-14
   days on market $249,000 Active 78 DOM
7. 2026-06-12
   days on market $249,000 Active 77 DOM
8. 2026-06-09
   days on market $249,000 Active 74 DOM
9. 2026-06-08
   days on market $249,000 Active 73 DOM
10. 2026-06-07
    days on market $249,000 Active 72 DOM
11. 2026-06-05
    days on market $249,000 Active 69 DOM
12. 2026-06-03
    days on market $249,000 Active 68 DOM
13. 2026-06-02
    days on market $249,000 Active 67 DOM
14. 2026-06-01
    days on market $249,000 Active 66 DOM
15. 2026-05-31
    days on market $249,000 Active 65 DOM
16. 2026-05-30
    days on market $249,000 Active 64 DOM
17. 2026-03-27
    listed $249,000 Active 462-char remark

    Show marketing remark (462 chars)

    The American Dream Series / The Urban Homestead AD30563H is a thoughtfully crafted manufactured home featuring 3 bedrooms, 2 bathrooms, and 1680 square feet of comfortable living space. The inviting layout includes a spacious living area, a well-equipped kitchen, and a private primary suite for relaxation. With ample room for family and guests, The Urban Homestead AD30563H delivers modern convenience and a cozy atmosphere, making it an excellent home choice.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥83°F today · 18 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: $27,911
• − Mortgage interest: −$28,425
• − Property taxes: −$7,612
• − Insurance: −$2,537
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − Depreciation: −$14,762
• Taxable loss: −$29,891
• Est. tax savings @ 24.0%: +$7,174
• After-tax cash flow: $-12,859/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 · 12 photos

Good 80/100 None rehab

This well-maintained manufactured home is move-in ready with a good condition score and modern features. It offers a great opportunity for investors looking to add value through minor improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add a smart home system — A smart home system can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and tenants.
• Both Add a smart thermostat — A smart thermostat can save energy and appeal to environmentally conscious buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add a smart home system — A smart home system can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and tenants. ↑
• Both Add a smart thermostat — A smart thermostat can save energy and appeal to environmentally conscious buyers/tenants. ↑

ⓘ 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: 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 — Carlsborg

• Score: 59/100
• State rank: #493
• US rank: #20503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlsborg, WA
• County: Clallam County · 31,052 people
• 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

1 event — show timeline

• 2026-03-27 Listed $249,000 Zillow