611 Cedar Ave #6 · Port Hadlock-Irondale, WA 98339

$139,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 13 Days on market

Built 2012 7,608 sqft lot

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in this well-maintained 2012 single-wide home, ideally located in Port Hadlock. Nestled in a quiet and friendly community, this charming residence offers 2 bedrooms and 1 full bathroom, with large windows that fill the home with beautiful natural light throughout the day. Situated on a generously sized lot, the property provides plenty of outdoor space to enjoy gardening, relaxing, or entertaining. A covered carport offers convenient protected parking, while the storage shed provides valuable extra space for tools, hobbies, and storage needs. Enjoy the convenience of being just minutes from grocery shopping, local restaurants, services, and everyday amenities, while s

Key facts

• Generously sized lot
• Covered carport
• Storage shed

Tags

• GENEROUSLY SIZED LOT
• COVERED CARPORT
• STORAGE SHED
• MINUTES FROM GROCERY SHOPPING
• PEACEFUL ATMOSPHERE

Property features AI

Finance

• Other: Double pane windows (energy efficient)
• Financial info: Listing terms: Cash
• HOA & community: Mobile home park approved for sale; Park: B&R MHP with about 77 homes; Pets allowed: cats and dogs (see remarks); Land lease: $829/month

Exterior

• Parking: Carport
• Utilities: Electric service; Electric water heater located in primary bedroom; Community water (B&R MHP); Power by Jeffco PUD; Internet via Astound
• Home design: Manufactured single-wide home; One level; Faces south; Has a view
• Construction: Karsten make, ORE 520204 model; Wood skirting; Composition roof; Slab foundation; Built after 6/15/1976
• Exterior features: Patio/porch/deck; Landscaped; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Stove/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bathroom with bathtub and separate shower
• Heating & cooling: Forced air heating; No cooling indicated
• Interior features: Water heater; Entry; Kitchen with eating space; Living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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 $136k (2.4% below list).
• Recommended offer: $136k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 1.8% in Port Hadlock-Irondale — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Chimacum School District (rural): math 41% / reading 55% proficiency, ranked #157 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chimacum Creek Primary School (191 students, 64% FRL); Chimacum Junior/Senior High School (258 students, 55% FRL) — zoned schools average 59% FRL vs 40% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 147 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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 $115k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,643 (2.4% 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. 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.
3. 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.
4. 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: 0.98% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-8,017
• Equity at exit: $20,725

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $11,555
• Equity at exit: $12,018

Cash invested: $38,920 (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 98339

• Active inventory: 37
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $229

Break-even live

Break-even rent $1,067

Max offer price $139,000

Occupancy floor 78%

Sensitivity live

Price	-10% $307	-5% $268	+0% $229	+5% $189	+10% $150
Rent	-10% $121	-5% $175	+0% $229	+5% $282	+10% $336
Rate	-1.0pp $299	-0.5pp $264	base $229	+0.5pp $193	+1.0pp $156

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $139,000 Active 13 DOM
2. 2026-06-18
   days on market $139,000 Active 10 DOM
3. 2026-06-17
   days on market $139,000 Active 9 DOM
4. 2026-06-16
   days on market $139,000 Active 8 DOM
5. 2026-06-15
   days on market $139,000 Active 7 DOM
6. 2026-06-14
   days on market $139,000 Active 5 DOM
7. 2026-06-10
   days on market $139,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $139,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $674 · $56/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: +$688/yr (+$57/mo · 102.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥82°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,277
• − Mortgage interest: −$7,786
• − Property taxes: −$674
• − Insurance: −$695
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$4,044
• Taxable income: $474
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,629/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: Chimacum School District
• NCES district ID: 5301290
• Math proficiency: 41% ▲ 7.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $52,121
• Composite: 43.4/100
• National rank: #6488
• State rank: #157 of 291 in WA

Livability — Port Hadlock-Irondale

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

Census & demographics

• Census place: Port Hadlock-Irondale, WA
• City population: 3,480
• Population (ZIP): 3,480

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 31,415 people
• By 2030: 31,568 · +0.5%
• By 2040: 30,911 · -1.6%
• By 2050: 29,927 · -4.7%
• By 2075: 28,489 · -9.3%
• By 2100: 26,483 · -15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 7% Native American 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Portuguese 5% Iranian 4% Slovak 4%
• Foreign-born: 7% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid D (+45.3) · D 71.0% · R 25.7% · Other 3.2%
• 2008→2024 swing: +10.7pp toward D · 2008: 34.6pp · 2024: 45.3pp
• All cycles: 2024: D+45.3 2020: D+41.4 2016: D+32.7 2012: D+31.4 2008: D+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.66%
• Current HPI: 184.9842
• 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

+11.2% since first listed

7 events — show timeline

• 2026-06-08 Listed $139,000 NWMLS as Distributed by MLS Grid
• 2024-02-07 Sold (MLS) $115,000 NWMLS as Distributed by MLS Grid
• 2024-01-03 Pending — NWMLS as Distributed by MLS Grid
• 2023-11-21 Relisted — NWMLS as Distributed by MLS Grid
• 2023-11-20 Delisted — NWMLS as Distributed by MLS Grid
• 2023-10-01 Price Changed $117,500 NWMLS as Distributed by MLS Grid
• 2023-07-20 Listed $125,000 NWMLS as Distributed by MLS Grid

Property tax history

+23.2%/yr

Latest (2026): $674 · -2.6% YoY. Source: county tax records.