160 3 Big River Blvd E · Maple Falls, WA 98244

$109,000

1 bd · 1.0 ba · 574 sqft · Manufactured · 14 Days on market

Built 1990 Good condition 6,098 sqft lot $190/sqft · 50% above area Est $73k · 50% over $180/mo HOA · 11% of rent

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Why this score? — see what drove the C+ 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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious oversized lot in Division 3 offers a rare combination of privacy, open space, and flexibility within The Glen at Maple Falls. This updated park model features a versatile floor plan with a primary bedroom, bunk room, and an addition that provides additional sleeping and recreation space. Inside, the living room showcases vaulted tongue-and-groove ceilings, an electric fireplace, and generous seating space, creating an inviting atmosphere for relaxing or gathering. The kitchen is equipped with full-size stainless steel appliances, bar-height dining, and ample storage for extended stays. A full bathroom completes the interior. Outside, enjoy an oversized lot with plenty of room for o

Key facts

• Updated park model
• Ample parking
• Fire pit area

Tags

• OVERSIZED LOT
• UPDATED PARK MODEL
• ELECTRIC FIREPLACE
• FIRE PIT AREA
• AMPLE PARKING
• GATED ENTRY

Property features AI

Finance

• Other: Lot number 160
• Financial info: Listing terms: Cash or conventional
• HOA & community: Located in The Glen at Maple Falls community; HOA fee $540 quarterly; HOA covers cable TV, internet, common area maintenance, road maintenance, snow removal, trash, and water; Community amenities: athletic court, club house, park, playground, trails, CCRs

Exterior

• Parking: Driveway parking; 3 uncovered parking spaces
• Security: Gated community with security gate
• Utilities: Community water; Septic tank sewer; Electric and propane energy sources; PSE power; Xfinity cable and internet
• Home design: Manufactured home (single wide); One story; Mallard model 33X11; Has view
• Construction: Metal roof; Built in 1990 (effective year); Metal/vinyl construction
• Exterior features: Metal/vinyl exterior; Paved lot; Wooded vegetation; Community waterfront / private beach access; Level topography

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 1 bedroom (main level)
• Flooring: Engineered hardwood; Vinyl
• Bathrooms: 1 full bathroom with bathtub and shower
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Ceiling fan(s); Electric fireplace
• Laundry & utility: Washer/dryer hookups not specified

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).

Location & tenants

• Location reads 56/100 on livability (#544 in WA) — a working-class tenant base; expect higher turnover. Watch: health & safety D, amenities F, commute F.
• Mount Baker School District (rural): math 40% / reading 53% proficiency, ranked #165 of 291 in WA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 143 active listings in the ZIP; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $109,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.53% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 5.4

CMA / ARV

• ARV (median comp): $72,906
• List price: $109,000
• Delta: 53.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 1 Fireside Lodge Cir	0.41mi	1/1.0	566 (-1%)	10mo	$115,000	$203	70
15 7 Big Tree Dr	0.31mi	1/1.0	577 (+0%)	20mo	$139,000	$241	68
234 Schinn Canyon Dr	0.10mi	1/1.0	540 (-6%)	21mo	$100,000	$185	68
133 3 Schinn Canyon Cir	0.32mi	1/1.0	520 (-9%)	21mo	$32,000	$62	52
130 3 Schinn Canyon Cir	0.25mi	2/1.0 (+1)	500 (-13%)	22mo	$67,000	$134	43

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $7,198
• Equity at exit: $16,252

10-year hold

• IRR: 15.5%
• Equity multiple: 2.27×
• Total profit: $38,656
• Equity at exit: $9,424

Cash invested: $30,520 (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 98244

• Home prices YoY: -15.7%
• Active inventory: 143
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$180
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $388

Break-even live

Break-even rent $1,181

Max offer price $109,000

Occupancy floor 72%

Sensitivity live

Price	-10% $464	-5% $426	+0% $388	+5% $351	+10% $313
Rent	-10% $256	-5% $322	+0% $388	+5% $454	+10% $520
Rate	-1.0pp $443	-0.5pp $416	base $388	+0.5pp $360	+1.0pp $331

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: electric

Listing history 11 events

1. 2026-06-18
   days on market $109,000 Active 14 DOM
2. 2026-06-17
   days on market $109,000 Active 13 DOM
3. 2026-06-16
   days on market $109,000 Active 12 DOM
4. 2026-06-15
   days on market $109,000 Active 11 DOM
5. 2026-06-14
   days on market $109,000 Active 9 DOM
6. 2026-06-13
   days on market $109,000 Active 8 DOM
7. 2026-06-10
   days on market $109,000 Active 6 DOM
8. 2026-06-09
   days on market $109,000 Active 5 DOM
9. 2026-06-08
   days on market $109,000 Active 4 DOM
10. 2026-06-07
    days on market $109,000 Active 3 DOM
11. 2026-06-05
    pricestatusdays on marketlisting id $109,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,073
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$2,160
• − Depreciation: −$3,171
• Taxable income: $3,245
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $3,880/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 Cosmetic rehab

This updated park model is in good condition with a good condition score of 80. It has a good foundation, structure, and systems, and is move-in ready with a few cosmetic updates that could further increase its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters.
• Both Add a small outdoor fire pit — Could increase both resale and rental value by providing a unique feature for outdoor relaxation.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters. ↑
• Both Add a small outdoor fire pit — Could increase both resale and rental value by providing a unique feature for outdoor relaxation. ↑

ⓘ 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: Mount Baker School District
• NCES district ID: 5305310
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $53,695
• Composite: 42.37/100
• National rank: #6931
• State rank: #165 of 291 in WA

Livability — Maple Falls

• Score: 56/100
• State rank: #544
• US rank: #22984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Falls, WA
• Population (ZIP): 3,080

Population outlook (Whatcom County) Hauer SSP2

• Today (2025): 240,408 people
• By 2030: 254,667 · +5.9%
• By 2040: 281,365 · +17.0%
• By 2050: 307,592 · +27.9%
• By 2075: 375,576 · +56.2%
• By 2100: 421,637 · +75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 9% Two or more races 9% Asian 1%
• Common ancestry: Slovak 6% Lithuanian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · German/W. Germanic 2% Other Asian/Pacific 2% Korean 1%

Political lean MEDSL · Whatcom

• 2024 margin: Strong D (+24.9) · D 60.8% · R 35.9% · Other 3.3%
• 2008→2024 swing: +6.9pp toward D · 2008: 18.0pp · 2024: 24.9pp
• All cycles: 2024: D+24.9 2020: D+23.9 2016: D+17.7 2012: D+12.1 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.13%
• Current HPI: 420.4673
• Rent YoY: —
• Metro: —
• 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

• 2026-06-04 Listed $109,000 NWMLS as Distributed by MLS Grid