13 Juniper Ests · Sequim, WA 98382

$84,950

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 10 Days on market

Built 1976

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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
• ARV discount +7.5/15.0
• 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

Welcome to this charming home in Juniper Mobile Estates, a 62+ community offering comfortable living, peek-a-boo mountain views, and a convenient location close to everyday amenities. Located toward the back of the park, this property offers added privacy, low-maintenance landscaping, and a fenced backyard. The covered deck provides a wonderful space for outdoor relaxation and entertaining. Conveniently located near shopping, dining, healthcare services, and other local amenities, this home offers comfort, convenience, and affordability in a desirable setting.

Key facts

• Covered deck
• Added privacy
• Convenient location

Tags

• PEEK-A-BOO MOUNTAIN VIEWS
• CONVENIENT LOCATION
• ADDED PRIVACY
• LOW-MAINTENANCE LANDSCAPING
• FENCED BACKYARD
• COVERED DECK

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Listing terms: Cash; Land lease payment applies
• HOA & community: Located in Juniper Mobile Estates (park approved for sale); Approximately 58 homes in the park; Park allows cats and dogs; Senior community designation

Exterior

• Parking: Carport (storage located in carport)
• Utilities: Public water (City of Sequim); Public sewer (City of Sequim); Electric service (PUD)
• Home design: Manufactured double-wide home; One story; Faces south; Mobile home remains on site
• Construction: Metal/vinyl siding; Metal skirting; Composition roof; Tie-down foundation; Manufactured after 6/15/1976 (PARAMT MA0239AB model)
• Exterior features: Awnings; Landscaped yard; Patio/porch/deck; Paved lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; 1 bathtub, 2 showers
• Heating & cooling: Ductless heat pump; Has heating and cooling
• Interior features: Electric water heater (located at back of home); Water heater included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 26.3% 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 44d 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $84,950

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.93% ✓
• Cap rate: 26.33%
• Cash-on-cash: 71.58%
• DSCR: 4.18
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $191,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Juniper Mobile Ests #50	0.03mi	2/2.0 (-1)	1,152 (0%)	4mo	$80,000	$69	90
50 Juniper Mobile Ests	0.11mi	2/2.0 (-1)	1,152 (0%)	4mo	$80,000	$69	87
610 W Spruce #124	0.26mi	2/2.0 (-1)	1,152 (0%)	9mo	$66,000	$57	76
325 N 5th Ave #45	0.32mi	3/2.0	1,171 (+2%)	10mo	$147,450	$126	74
325 N 5th Ave #40 Ave	0.32mi	2/2.0 (-1)	1,056 (-8%)	2mo	$90,773	$86	64
642 N 7th Ave	0.48mi	2/2.0 (-1)	1,090 (-5%)	3mo	$140,000	$128	61
621 N 7th Ave	0.40mi	2/2.0 (-1)	1,056 (-8%)	6mo	$215,000	$204	57
618 N 7th Ave	0.42mi	2/1.5 (-1)	1,188 (+3%)	15mo	$199,000	$168	56
325 N Fifth Ave #46	0.32mi	2/2.0 (-1)	1,250 (+8%)	12mo	$208,000	$166	55
713 W Heritage Loop	0.43mi	2/2.0 (-1)	1,269 (+10%)	8mo	$259,000	$204	51
545 N 7th Ave	0.37mi	2/2.0 (-1)	1,268 (+10%)	14mo	$242,500	$191	50
634 N 7th Ave	0.45mi	2/2.0 (-1)	1,028 (-11%)	11mo	$194,000	$189	47

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: 71.2%
• Equity multiple: 4.22×
• Total profit: $76,610
• Equity at exit: $12,666

10-year hold

• IRR: 75.2%
• Equity multiple: 8.70×
• Total profit: $183,117
• Equity at exit: $7,345

Cash invested: $23,786 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,486 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,419

Break-even live

Break-even rent $690

Max offer price $84,950

Occupancy floor 38%

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: $21,238
• Closing costs: $2,548
• 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	43d	1	0.19mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	43d	1	0.69mi
1045 S 3rd Ave Unit 33 Sequim, WA	2.0	1.5	956	$2,100	$2.20	43d	1	0.89mi
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	43d	1	0.99mi

Listing history 8 events

1. 2026-06-19
   days on market $84,950 Active 10 DOM
2. 2026-06-18
   days on market $84,950 Active 9 DOM
3. 2026-06-17
   days on market $84,950 Active 8 DOM
4. 2026-06-16
   days on market $84,950 Active 7 DOM
5. 2026-06-15
   days on market $84,950 Active 6 DOM
6. 2026-06-14
   days on market $84,950 Active 4 DOM
7. 2026-06-12
   remarks 566-char remark
8. 2026-06-12
   listed $84,950 Active 3 DOM

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $833 · $69/mo
• Expected delta: +$60/yr (+$5/mo · 7.8%)

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

Taxation est. · year 1

• Rental income: $29,834
• − Mortgage interest: −$4,759
• − Property taxes: −$772
• − Insurance: −$425
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$2,471
• Taxable income: $16,633
• Est. tax owed @ 24.0%: −$3,992
• After-tax cash flow: $13,034/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

1 event — show timeline

• 2026-06-09 Listed $84,950 NWMLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2026): $772 · +20.3% YoY. Source: county tax records.