621 Calawah Way #61 · Forks, WA 98331

$95,000

2 bd · 1.0 ba · 756 sqft · Manufactured public records · 76 Days on market

Built 2023 Good condition 1,960 sqft lot $126/sqft · 27% below area Est $145k · 34% under ↓ 5% since listing

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2023 manufactured home located in Forks! This two-bedroom, one-bath home offers modern comfort and convenience with a bright, open layout and stylish finishes throughout. The kitchen is fully equipped with stainless steel appliances, including a dishwasher, stove, refrigerator and microwave. A washer and dryer are also included, adding everyday convenience right at home. Enjoy the benefit of off-street parking for two vehicles and a low-maintenance lifestyle in a peaceful community setting.

Key facts

• Open layout
• Off-street parking
• 1,960 sq ft lot

Tags

• OPEN LAYOUT
• STAINLESS STEEL APPLIANCES
• OFF-STREET PARKING

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 $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#202 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, commute A; Watch: schools C-, amenities F, employment F.
• Quillayute Valley School District (town): math 24% / reading 51% proficiency, ranked #239 of 291 in WA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (median comp): $144,984
• List price: $95,000
• Delta: -34.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Calawah Way #61	0.05mi	2/1.0	840 (+11%)	21mo	$79,000	$94	62
621 Calawah Way #7	0.05mi	2/1.0	840 (+11%)	23mo	$79,000	$94	60
131 SW E St	0.72mi	2/1.0	798 (+6%)	4mo	$165,000	$207	54
170 SW Wood Ave	0.48mi	2/1.0	848 (+12%)	19mo	$170,000	$200	42
1221 Merchants Rd	0.72mi	2/1.0	850 (+12%)	10mo	$170,000	$200	38

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,123
• Equity at exit: $14,165

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $13,039
• Equity at exit: $8,214

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 98331

• Active inventory: 49
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $193

Break-even live

Break-even rent $769

Max offer price $95,000

Occupancy floor 76%

Sensitivity live

Price	-10% $247	-5% $220	+0% $193	+5% $166	+10% $139
Rent	-10% $113	-5% $153	+0% $193	+5% $233	+10% $273
Rate	-1.0pp $241	-0.5pp $217	base $193	+0.5pp $168	+1.0pp $143

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: —

Listing history 15 events

1. 2026-06-16
   days on market $95,000 Active 76 DOM
2. 2026-06-15
   days on market $95,000 Active 75 DOM
3. 2026-06-15
   days on market $95,000 Active 74 DOM
4. 2026-06-13
   days on market $95,000 Active 73 DOM
5. 2026-06-12
   days on market $95,000 Active 72 DOM
6. 2026-06-09
   days on market $95,000 Active 69 DOM
7. 2026-06-08
   days on market $95,000 Active 68 DOM
8. 2026-06-08
   days on market $95,000 Active 67 DOM
9. 2026-06-07
   days on market $95,000 Active 66 DOM
10. 2026-06-03
    days on market $95,000 Active 63 DOM
11. 2026-06-02
    days on market $95,000 Active 62 DOM
12. 2026-06-01
    days on market $95,000 Active 61 DOM
13. 2026-05-31
    days on market $95,000 Active 60 DOM
14. 2026-04-20
    price $95,000
15. 2026-04-01
    listed $100,000 Active

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$99/yr (+$8/mo · 11.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥82°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,153
• − Mortgage interest: −$5,321
• − Property taxes: −$832
• − Insurance: −$475
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,764
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,119/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 · 11 photos

Good 80/100 Cosmetic rehab

This 2023 manufactured home in Forks is in good condition with modern finishes and a low-maintenance lifestyle. A fresh coat of paint on the exterior siding and cleaning the gutters would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and prevents water damage ↑

ⓘ 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: Quillayute Valley School District
• NCES district ID: 5307020
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $40,142
• Composite: 33.96/100
• National rank: #10332
• State rank: #239 of 291 in WA

Livability — Forks

• Score: 73/100
• State rank: #202
• US rank: #5582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forks, WA
• Population (ZIP): 5,526

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Two or more races 19% Hispanic / Latino 18% Native American 5% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 4% Slovak 4% Serbian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -117.63%
• Current HPI: 150.8995
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $95,000 NWMLS as Distributed by MLS Grid
• 2026-04-01 Listed $100,000 NWMLS as Distributed by MLS Grid