221 Parkwood Blvd · Carlsborg, WA 98382

$210,000

2 bd · 2.0 ba · 1,508 sqft · Manufactured public records · 24 Days on market

Built 1987 $139/sqft · 12% above area Est $188k · 12% over

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Why this score? — see what drove the D+ 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 +21.8/30.0
• DSCR +7.0/10.0
• Schools +5.3/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very clean manufactured home in desirable Parkwood Mobile Home Park. Move in ready. Newly carpeted throughout. Financing available through sellers, Sound Community Bank. Buyers must have park approval for residency.

Key facts

• Big windows
• Dual sinks
• Walk-in closet

Tags

• FENCED BACKYARD
• BIG WINDOWS
• SEPARATE LIVING ROOM
• WALK-IN CLOSET
• DUAL SINKS
• STEP-IN SHOWER

Property features AI

Finance

• Other: Bus line nearby (route 30)
• Financial info: Land lease: $630; Listing terms: Cash
• HOA & community: Located in Parkwood manufactured home community (about 220 homes); Park amenities include clubhouse, common area, exercise room, RV parking, sauna; Senior community

Exterior

• Parking: Carport; Individual garage; Uncovered parking
• Utilities: Electric energy source; Community water (Parkwood Community Water); Parkwood community septic; Power provided by PUD; Electric water heater located at exterior kitchen wall
• Home design: Manufactured double wide; Country Estate make; One story; Mobile home remains; Has view; Manufactured after 6/15/1976; Good condition; Entry foundation tied down; Composition roof; Wood skirt
• Construction: Wood construction; Composition roof; Tie down foundation; Built as a manufactured house
• Exterior features: Wood products exterior; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 bathtub; 2 showers
• Heating & cooling: Ductless heating; Forced air heating; Has cooling
• Interior features: Water heater; Skylights; Vaulted ceilings; Ceiling fan(s); Double pane windows; Walk-in closet; Bath off primary
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (0.7% below list).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.4% in Carlsborg — 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 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 34% 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 $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $210k implies a 320% gain — meaningful room to come down on a strong offer.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $188,250
• List price: $210,000
• Delta: 11.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Eds Pl	0.06mi	3/2.0 (+1)	1,507 (-0%)	1mo	$166,000	$110	91
391 Parkwood	0.16mi	2/2.0	1,558 (+3%)	0mo	$235,000	$151	87
42 Hayden Pl	0.04mi	3/2.0 (+1)	1,436 (-5%)	8mo	$167,500	$117	79
200 Fircrest Dr	0.19mi	3/2.0 (+1)	1,426 (-5%)	0mo	$190,000	$133	77
400 Gupster #2	0.32mi	2/2.0	1,500 (-0%)	10mo	$120,000	$80	75
120 Fircrest Dr	0.11mi	3/2.0 (+1)	1,616 (+7%)	5mo	$186,500	$115	74
151 Parkwood Blvd	0.06mi	2/2.0	1,344 (-11%)	6mo	$161,300	$120	74
410 Parkwood Blvd	0.14mi	3/2.0 (+1)	1,404 (-7%)	9mo	$215,000	$153	70
20 Brett Cir	0.06mi	2/2.0	1,286 (-15%)	7mo	$156,000	$121	67
220 Carlsborg Rd	0.55mi	3/2.0 (+1)	1,555 (+3%)	6mo	$399,999	$257	59
60 Erics Way	0.16mi	3/2.0 (+1)	1,723 (+14%)	6mo	$234,000	$136	59
141 Lavender Ridge Ln	0.65mi	3/2.0 (+1)	1,562 (+4%)	2mo	$492,500	$315	57

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: 0.77×
• Total profit: $-13,363
• Equity at exit: $31,312

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $14,841
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $325

Break-even live

Break-even rent $1,673

Max offer price $210,000

Occupancy floor 79%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-01
   listed $210,000 Active
2. 2026-01-11
   price $219,900
3. 2025-11-08
   price $232,000
4. 2025-09-25
   listed $237,000 Active
5. 2015-06-19
   soldstatus $50,000 215-char remark

   Show marketing remark (215 chars)

   Very clean manufactured home in desirable Parkwood Mobile Home Park. Move in ready. Newly carpeted throughout. Financing available through sellers, Sound Community Bank. Buyers must have park approval for residency.

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $2,058 · $172/mo
• Expected delta: +$467/yr (+$39/mo · 29.3%)

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

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 · 16 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: $25,012
• − Mortgage interest: −$11,763
• − Property taxes: −$1,591
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$6,109
• Taxable income: $496
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $3,784/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 — 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

+320.0% since first listed

6 events — show timeline

• 2026-05-26 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-01 Listed $210,000 NWMLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $219,900 OLS
• 2025-11-08 Price Changed $232,000 OLS
• 2025-09-25 Listed $237,000 OLS
• 2015-06-19 Sold (MLS) $50,000 OLS

Property tax history

+8.1%/yr

Latest (2026): $1,591 · +4.6% YoY. Source: county tax records.