622 N Seventh Ave · Sequim, WA 98382

$245,000

3 bd · 2.0 ba · 1,346 sqft · Manufactured public records · 3 Days on market

Built 2004 Est $184k · 33% 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 +22.7/30.0
• DSCR +7.3/10.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a well-kept 55+ park within minutes of all the amenities Sequim has to offer, this lovely home is light, bright, and move-in-ready. The extra touches and updates are what make this one special! Wood accents, wide plank laminate flooring, and custom interior paint are waiting for your vision of the good life. Come enjoy low maintenance landscaping, gardening space, and the sunny patio which is perfect for summer BBQs. The fenced backyard will keep your furry friends safe, and three bedrooms make your home the perfect place for entertaining friends and family. A wonderful retirement nest in the heart of the Sequim Dungeness Valley.

Key facts

• Gardening space
• Sunny patio
• Wood accents

Tags

• LOW MAINTENANCE LANDSCAPING
• GARDENING SPACE
• SUNNY PATIO
• FENCED BACKYARD
• WOOD ACCENTS
• WIDE PLANK LAMINATE FLOORING

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Senior community; Park name: Hendrickson Heritage Park; Pets allowed: see remarks; Land lease: $650

Exterior

• Parking: Individual garage (has garage)
• Utilities: Electric energy source; City of Sequim water; City of Sequim sewer; PUD power; Electric water heater
• Home design: Manufactured double-wide home; One level; North-facing; Very good condition; Make: Coleman, Model: 49731; Mobile home remains in place
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Manufactured after 6/15/1976
• Exterior features: Wood products siding; Paved lot; Located on a cul-de-sac; Has a view

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Heat pump; Forced air cooling; Heat pump cooling
• Interior features: Water heater; Skylights; Double pane windows
• Laundry & utility: Washer; Dryer; Utility room; Water heater located in guest bedroom closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 8.4% 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.
• Zoned schools: Sequim Senior High (794 students, 50% FRL).
• 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 41% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $170k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $245,000

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. 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?
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: 1.02% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $184,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N 7th Ave #74 Ave	0.27mi	2/2.0 (-1)	1,338 (-1%)	1mo	$60,000	$45	80
713 W Heritage Loop	0.13mi	2/2.0 (-1)	1,269 (-6%)	8mo	$259,000	$204	72
747 W Heritage Loop	0.18mi	2/2.0 (-1)	1,458 (+8%)	1mo	$250,000	$171	72
19 Juniper Mobile Ests	0.44mi	2/2.0 (-1)	1,344 (-0%)	4mo	$97,000	$72	71
325 N Fifth Ave #34	0.27mi	2/2.0 (-1)	1,388 (+3%)	9mo	$190,000	$137	70
508 N 7th Ave	0.14mi	2/2.0 (-1)	1,502 (+12%)	3mo	$240,000	$160	66
734 Heritage Loop	0.16mi	2/2.0 (-1)	1,458 (+8%)	9mo	$335,000	$230	66
507 N 7th Ave	0.17mi	2/2.0 (-1)	1,502 (+12%)	5mo	$235,000	$156	64
51 Juniper Mobile Ests	0.41mi	2/2.0 (-1)	1,442 (+7%)	9mo	$135,000	$94	56
610 W Spruce #124	0.29mi	2/2.0 (-1)	1,152 (-14%)	9mo	$66,000	$57	50
50 Juniper Mobile Ests	0.39mi	2/2.0 (-1)	1,152 (-14%)	4mo	$80,000	$69	50
50 Juniper Mobile Ests #50	0.41mi	2/2.0 (-1)	1,152 (-14%)	4mo	$80,000	$69	49

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-12,811
• Equity at exit: $36,530

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $23,344
• Equity at exit: $21,183

Cash invested: $68,600 (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 98382

• Active inventory: 605
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,508 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $423

Break-even live

Break-even rent $1,972

Max offer price $245,000

Occupancy floor 78%

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: $61,250
• Closing costs: $7,350
• 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	44d	1	0.35mi
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	44d	1	0.54mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	44d	1	0.74mi
1045 S 3rd Ave Unit 33 Sequim, WA	2.0	1.5	956	$2,100	$2.20	44d	1	1.15mi

Listing history 5 events

1. 2026-06-18
   status $245,000 Pending 3 DOM
2. 2026-06-18
   days on market $245,000 Active 3 DOM
3. 2026-06-17
   days on market $245,000 Active 2 DOM
4. 2026-06-16
   remarks 637-char remark
5. 2026-06-16
   listed $245,000 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: $2,055 · $171/mo
• Projected year-2 tax: $2,401 · $200/mo
• Expected delta: +$346/yr (+$29/mo · 16.8%)

ⓘ 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 · 17 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: $30,092
• − Mortgage interest: −$13,724
• − Property taxes: −$2,055
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$7,127
• Taxable income: $1,146
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $4,800/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

+197.0% since first listed

14 events — show timeline

• 2026-06-15 Listed $245,000 OLS
• 2026-06-15 Listed $245,000 NWMLS as Distributed by MLS Grid
• 2019-09-05 Sold (MLS) $170,000 OLS
• 2019-09-05 Sold (MLS) $170,000 NWMLS as Distributed by MLS Grid
• 2019-07-13 Listed $172,500 NWMLS as Distributed by MLS Grid
• 2018-09-19 Sold (MLS) $155,000 NWMLS as Distributed by MLS Grid
• 2018-09-19 Sold (MLS) $155,000 OLS
• 2018-08-22 Listed $159,000 NWMLS as Distributed by MLS Grid
• 2018-08-09 Sold (MLS) $155,000 NWMLS as Distributed by MLS Grid
• 2018-08-09 Sold (MLS) $155,000 OLS
• 2018-07-06 Listed $149,000 NWMLS as Distributed by MLS Grid
• 2016-08-26 Sold (MLS) $83,000 NWMLS as Distributed by MLS Grid
• 2016-08-26 Sold (MLS) $83,000 OLS
• 2016-07-27 Listed $82,500 NWMLS as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2026): $2,055 · +10.2% YoY. Source: county tax records.