101 Joslin Rd.#7 Rd · Carlsborg, WA 98382

$89,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 36 Days on market

Built 1973

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great possibilities with this comfortable 2 Bedroom mobile in Olympic View Mobile Home Park! Enjoy sipping coffee in the morning sunshine from the big east facing deck! Quiet corner lot with low traffic and a great neighborhood! This mobile has a nice carport that could accommodate 2 cars, and 2 storage sheds with power and a workbench for the hobbies! Close to bus lines and away from the bustle of town. Come take a look!

Key facts

• Large deck
• Southern exposure
• Double wide home

Tags

• DOUBLE WIDE HOME
• LARGE DECK
• FENCED IN BACK YARD
• SOUTHERN EXPOSURE
• CARPORT
• STORAGE SHEDS

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Septic tank (shared septic)
• Home design: Residential mobile home; Faces south
• Exterior features: Deck; Workshop; Level yard; Corner lot

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Forced air
• Interior features: Dishwasher; Dryer; Oven; Range; Refrigerator; Storage
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 31% 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 $615 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.12% ✓
• Cap rate: 19.27%
• Cash-on-cash: 46.35%
• DSCR: 3.06
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $40,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Joslin Rd #8	0.00mi	2/1.0	960 (0%)	4mo	$40,000	$42	96

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: 43.6%
• Equity multiple: 2.88×
• Total profit: $46,858
• Equity at exit: $13,270

10-year hold

• IRR: 49.6%
• Equity multiple: 5.80×
• Total profit: $119,645
• Equity at exit: $7,695

Cash invested: $24,920 (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 98382

• Active inventory: 605
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,890 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $963

Break-even live

Break-even rent $671

Max offer price $89,000

Occupancy floor 44%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $89,000 Active 36 DOM
2. 2026-06-18
   days on market $89,000 Active 35 DOM
3. 2026-06-17
   days on market $89,000 Active 34 DOM
4. 2026-06-16
   days on market $89,000 Active 33 DOM
5. 2026-06-15
   days on market $89,000 Active 32 DOM
6. 2026-06-14
   days on market $89,000 Active 30 DOM
7. 2026-06-12
   days on market $89,000 Active 29 DOM
8. 2026-06-09
   days on market $89,000 Active 26 DOM
9. 2026-06-08
   days on market $89,000 Active 25 DOM
10. 2026-06-07
    days on market $89,000 Active 24 DOM
11. 2026-06-05
    days on market $89,000 Active 21 DOM
12. 2026-06-03
    days on market $89,000 Active 20 DOM
13. 2026-06-03
    price $89,000 Active 19 DOM
14. 2026-06-02
    days on market $99,000 Active 19 DOM
15. 2026-06-01
    days on market $99,000 Active 18 DOM
16. 2026-05-31
    days on market $99,000 Active 17 DOM
17. 2026-05-30
    days on market $99,000 Active 16 DOM
18. 2026-05-16
    status Active
19. 2026-05-14
    status Pending
20. 2026-05-11
    listed $99,000 Active
21. 2022-11-09
    soldstatus $62,000 431-char remark

    Show marketing remark (431 chars)

    Great possibilities with this comfortable 2 Bedroom mobile in Olympic View Mobile Home Park! Enjoy sipping coffee in the morning sunshine from the big east facing deck! Quiet corner lot with low traffic and a great neighborhood! This mobile has a nice carport that could accommodate 2 cars, and 2 storage sheds with power and a workbench for the hobbies! Close to bus lines and away from the bustle of town. Come take a look!

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$553/yr (+$46/mo · 173.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥83°F today · 15 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: $22,677
• − Mortgage interest: −$4,985
• − Property taxes: −$319
• − Insurance: −$445
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$2,589
• Taxable income: $10,710
• Est. tax owed @ 24.0%: −$2,570
• After-tax cash flow: $8,980/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

• 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

+59.7% since first listed

4 events — show timeline

• 2026-05-16 Relisted — OLS
• 2026-05-14 Pending — OLS
• 2026-05-11 Listed $99,000 OLS
• 2022-11-09 Sold (MLS) $62,000 OLS

Property tax history

+27.1%/yr

Latest (2026): $319 · +20.4% YoY. Source: county tax records.