24919 Hoehn Rd #72 · Sedro-Woolley, WA 98284

$95,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 164 Days on market

Built 1983 Good condition $121/sqft · 11% above area Est $85k · 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +2.4/15.0

Listing remarks

Situated on a corner lot in a quiet, well-maintained 55+ community in Sedro-Woolley, this beautifully remodeled single-wide home is truly turn-key. The open-concept floor plan offers 2 bedrooms and 1 bathroom, enhanced with brand-new appliances, flooring, windows, and countertops throughout. Abundant natural light fills the living space, creating a warm and inviting atmosphere from the moment you step inside. The new front porch with railings and lighting adds charm and curb appeal, while a large storage shed with concrete flooring provides valuable additional storage. Thoughtfully updated and easy to maintain, this lovely home offers comfort, pride of ownership, and a move-in-ready opportu

Key facts

• New front porch
• Brand-new appliances
• Corner lot

Tags

• CORNER LOT
• REMODELED HOME
• OPEN-CONCEPT FLOOR PLAN
• BRAND-NEW APPLIANCES
• NEW FRONT PORCH
• LARGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 2.4% in Sedro-Woolley — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Sedro-Woolley School District (suburban): math 47% / reading 58% proficiency, ranked #117 of 291 in WA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 226 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 561 units permitted in Skagit County in 2024 (270 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Skagit County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.29%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $85,346
• List price: $95,000
• Delta: 11.31%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24356 Wicker Rd #21	0.60mi	2/1.0	784 (0%)	11mo	$85,000	$108	63
24443 Wicker Rd #40	0.63mi	2/1.0	720 (-8%)	1mo	$34,000	$47	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.75×
• Total profit: $73,276
• Equity at exit: $85,584

10-year hold

• IRR: 30.7%
• Equity multiple: 8.51×
• Total profit: $199,651
• Equity at exit: $184,564

Cash invested: $26,600 (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 98284

• Home prices YoY: 3.5%
• Active inventory: 226
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $334

Break-even live

Break-even rent $1,371

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1135 Dean Dr Unit A-5 Sedro-Woolley, WA	1.0	1.0	625	$1,495	$2.39	21d	1	0.64mi
1133 Wicker Rd Sedro Woolley, WA	1.0–2.0	1.0	725	$1,695	$2.34	21d	3	0.66mi
1129 State St Unit 11292 Sedro-Woolley, WA	2.0	1.0	1054	$1,850	$1.76	44d	1	0.67mi

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 164 DOM
2. 2026-06-18
   days on market $95,000 Active 163 DOM
3. 2026-06-17
   days on market $95,000 Active 162 DOM
4. 2026-06-16
   days on market $95,000 Active 161 DOM
5. 2026-06-15
   days on market $95,000 Active 160 DOM
6. 2026-06-14
   days on market $95,000 Active 158 DOM
7. 2026-06-13
   days on market $95,000 Active 157 DOM
8. 2026-06-10
   days on market $95,000 Active 155 DOM
9. 2026-06-09
   days on market $95,000 Active 154 DOM
10. 2026-06-08
    days on market $95,000 Active 153 DOM
11. 2026-06-07
    days on market $95,000 Active 152 DOM
12. 2026-06-05
    days on market $95,000 Active 149 DOM
13. 2026-06-02
    days on market $95,000 Active 147 DOM
14. 2026-06-01
    days on market $95,000 Active 146 DOM
15. 2026-05-31
    days on market $95,000 Active 145 DOM
16. 2026-05-30
    days on market $95,000 Active 144 DOM
17. 2026-01-06
    listed $95,000 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 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥83°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,519
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$2,764
• Taxable income: $2,972
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,290/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 · 6 photos

Good 80/100 Cosmetic rehab

This beautifully remodeled single-wide home in a quiet, well-maintained 55+ community is move-in ready with fresh paint, new appliances, and a charming front porch. It offers a good condition score and is ready for a new owner to enjoy.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and garden maintenance — Well-maintained landscaping improves curb appeal and adds value.
• Resale Replace old appliances with energy-efficient models — Energy-efficient appliances reduce utility costs and appeal to buyers.
• Both Install smart home devices — Smart home devices improve convenience and add value to the property.
• Both Add a small outdoor patio or seating area — An outdoor space enhances the living experience and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and garden maintenance — Well-maintained landscaping improves curb appeal and adds value. ↑
• Resale Replace old appliances with energy-efficient models — Energy-efficient appliances reduce utility costs and appeal to buyers. ↑
• Both Install smart home devices — Smart home devices improve convenience and add value to the property. ↑
• Both Add a small outdoor patio or seating area — An outdoor space enhances the living experience and adds value to the property. ↑

ⓘ 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: Sedro-Woolley School District
• NCES district ID: 5307740
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $57,385
• Composite: 47.45/100
• National rank: #5005
• State rank: #117 of 291 in WA

Livability — Sedro-Woolley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Skagit County · 118,108 people
• Metro: Mount Vernon-Anacortes, WA
• Population (ZIP): 27,835
• Household income: $93,006
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 502.0

Population outlook (Skagit County) Hauer SSP2

• Today (2025): 131,498 people
• By 2030: 135,556 · +3.1%
• By 2040: 141,717 · +7.8%
• By 2050: 145,714 · +10.8%
• By 2075: 152,201 · +15.7%
• By 2100: 147,980 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Portuguese 6% Slovak 4% Italian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 88% English-only · Spanish 10% German/W. Germanic 1%

Political lean MEDSL · Skagit

• 2024 margin: Lean D (+8.9) · D 52.9% · R 44.0% · Other 3.0%
• 2008→2024 swing: -0.7pp no change · 2008: 9.6pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+7.5 2016: D+3.2 2012: D+5.8 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 43.42%
• Current HPI: 1280.83
• Rent YoY: —
• Metro: Mount Vernon-Anacortes, 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

• 2026-01-06 Listed $95,000 NWMLS as Distributed by MLS Grid