2600 E Division St #91 · Mount Vernon, WA 98274

$185,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 2 Days on market

Built 1979 $138/sqft · 6% above area Est $175k · 6% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +5.0/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this move-in ready and beautifully updated 3 bed, 2 bath double-wide home located in Colonial Mobile Park! This spacious home features two separate living areas, giving you plenty of room to relax, entertain, or create a home office/play area setup. Enjoy the covered front patio, covered parking, and a fully fenced backyard with no direct neighbors behind for added privacy. Inside, you’ll find tasteful upgrades throughout, including updated kitchen cabinets, tile backsplash, stainless steel appliances, LVP flooring, and tiled walk-in showers in both bathrooms. Stay comfortable year-round with the energy-efficient mini-split heating and cooling system. Conveniently located in

Key facts

• Covered parking
• Covered front patio
• Tile backsplash

Tags

• COVERED FRONT PATIO
• COVERED PARKING
• FULLY FENCED BACKYARD
• UPDATED KITCHEN CABINETS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Calculated building area: 1344; Security gate for the park; Bus line nearby
• Financial info: Listing terms: Cash
• HOA & community: Located in Colonial Mobile Home Park; Park approved for sale; Park amenities: RV parking, security gate; Land lease: $890

Exterior

• Parking: Carport
• Security: Security gate
• Utilities: Electric energy source; Public water (Skagit PUD); Power: PSE
• Home design: Manufactured home (double wide); One level; Faces west; Make: Kozy, Model: 1979 Kozy; Mobile home remains
• Construction: Metal/vinyl construction materials; Composition roof; Pillar/post/pier foundation; Manufactured after 06/15/1976
• Exterior features: Metal/vinyl exterior; Awnings; Paved lot

Interior

• Kitchen: Includes refrigerator and stove/range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank flooring
• Bathrooms: 2 three-quarter bathrooms (2 showers)
• Heating & cooling: Ductless heating; Forced air heating; Has cooling
• Interior features: Family room; Refrigerator; Stove/Range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 11.6% vs local median 2.4% in Mount Vernon — 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 79/100 on livability (#106 in WA, #2,120 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: cost of living D+.
• Mount Vernon School District (urban): math 41% / reading 47% proficiency, ranked #189 of 291 in WA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 171 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 561 units permitted in Skagit County in 2024 (270 in 5+ unit buildings).
• This rent runs 33% of the median local income ($96k/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.
• Skagit County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1979 — 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. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.81%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $175,211
• List price: $185,000
• Delta: 5.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 S 25th St #39	0.17mi	3/2.0	1,401 (+4%)	4mo	$160,000	$114	82
1120 S 25th St #27	0.17mi	3/2.0	1,296 (-4%)	8mo	$167,999	$130	80
1120 S 25th St #16	0.17mi	3/2.0	1,469 (+9%)	13mo	$240,000	$163	66
1120 S 25th St #45	0.21mi	3/2.0	1,512 (+12%)	8mo	$169,000	$112	62
1120 S 25th St #95	0.17mi	2/2.0 (-1)	1,512 (+12%)	6mo	$164,000	$108	62
2610 E Section St #97	0.60mi	2/2.0 (-1)	1,388 (+3%)	3mo	$232,000	$167	60
2610 E Section St #46	0.61mi	2/1.5 (-1)	1,418 (+6%)	7mo	$300,000	$212	49
224 Widnor Dr	0.37mi	2/2.0 (-1)	1,162 (-14%)	9mo	$359,900	$310	48
2610 E Section St #22	0.61mi	2/2.0 (-1)	1,428 (+6%)	11mo	$222,000	$155	47
2610 E Section St #8	0.60mi	3/2.0	1,476 (+10%)	13mo	$220,000	$149	45
2610 E Section St #120	0.61mi	3/2.0	1,484 (+10%)	12mo	$180,000	$121	44
2610 E Section St #25	0.60mi	3/2.0	1,512 (+12%)	11mo	$255,000	$169	42

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $21,773
• Equity at exit: $27,584

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $85,709
• Equity at exit: $15,995

Cash invested: $51,800 (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 98274

• Active inventory: 171
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $812

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 64%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 N 29th Pl Mount Vernon, WA	3.0	1.0	1098	$2,700	$2.46	44d	1	0.35mi
1511 Shirley Pl Mount Vernon, WA	2.0	1.0	936	$2,250	$2.40	44d	1	0.75mi
1002 S 12th St Mount Vernon, WA	2.0	1.0	1052	$2,575	$2.45	21d	1	0.89mi
1115 Nylin Ct Mount Vernon, WA	3.0	1.0	1032	$2,500	$2.42	44d	1	1.06mi
202 Dallas St Mount Vernon, WA	3.0	2.5	1582	$1,375	$0.87	21d	1	1.16mi
1521 N 26th St Mount Vernon, WA	1.0–3.0	1.0	807	$1,995	$2.47	21d	8	1.19mi
3316 E College Way Unit A Mount Vernon, WA	3.0	1.0	916	$2,000	$2.18	44d	1	1.33mi
1508 N Waugh Rd Apt B Mount Vernon, WA	2.0	1.0	1021	$2,300	$2.25	21d	1	1.37mi

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-15
   listed $185,000 Active
3. 2023-12-18
   soldstatus $165,000 Closed
4. 2023-11-08
   status Pending
5. 2023-11-02
   listed $165,000 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥81°F today · 21 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: $31,753
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$5,382
• Taxable income: $7,228
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $8,008/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: Mount Vernon School District
• NCES district ID: 5305400
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $50,829
• Composite: 40.14/100
• National rank: #7848
• State rank: #189 of 291 in WA

Livability — Mount Vernon

• Score: 79/100
• State rank: #106
• US rank: #2120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, WA
• County: Skagit County · 118,108 people
• City population: 48,861
• Metro: Mount Vernon-Anacortes, WA
• Population (ZIP): 18,860
• Household income: $96,177
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 412.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 10% Asian 3% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Portuguese 7% Italian 5% Iranian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 16% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -587.88%
• Current HPI: 363.1257
• 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

+12.1% since first listed

5 events — show timeline

• 2026-05-18 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-15 Listed $185,000 NWMLS as Distributed by MLS Grid
• 2023-12-18 Sold (MLS) $165,000 NWMLS as Distributed by MLS Grid
• 2023-11-08 Pending — NWMLS as Distributed by MLS Grid
• 2023-11-02 Listed $165,000 NWMLS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2026): $249 · +11.0% YoY. Source: county tax records.