30901 State Route 20 Unit B5 · Oak Harbor, WA 98277

$125,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 50 Days on market

Built 1984 1,248 sqft lot $100/sqft · 61% above area

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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 +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy relaxed 55+ living in this well-cared-for home ideally located near Oak Harbor’s beaches, shopping, and scenic waterfront trails. Elevated views capture beautiful morning light along with sweeping city, water, and mountain outlooks. Inside, the 1,248 sq ft layout offers a comfortable open living space with vaulted ceilings, large windows, and a pellet stove that adds warmth and charm. The kitchen sits adjacent to a casual dining nook and offers generous built-in storage. The floor plan includes 3 bedrooms positioned for flexibility and privacy along with 2 full baths. Outdoor living is easy with a spacious front deck perfectly positioned to take in the views. Additional features

Key facts

• 1,248 sq ft lot
• 2 parking spots
• Built 1984

Property features AI

Finance

• Other: Buyer to verify schools; Bus line nearby; On market date: March 13, 2026; Calculated building area: 1248; Style: Manufactured - Single Wide; Property condition: Good
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in a senior community; Manufactured home park has a clubhouse; Land lease: $653

Exterior

• Parking: Uncovered parking; 2 open parking spaces
• Utilities: Electric energy source; Public water; Public sewer; Power: PSE; Cable: Xfinity; Internet: Xfinity; Electric water heater
• Home design: Manufactured home (single wide); One story; Vaulted ceilings; Bath off primary; Faces southeast; Mobile home remains on site
• Construction: Wood construction; Composition roof; Tie-down foundation; Make: Glen River, Model: 2627, Single wide
• Exterior features: Wood exterior; Sidewalk; Has view

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; No cooling
• Interior features: Fireplace (pellet stove); Water heater
• Laundry & utility: Water heater located in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.7% in Oak Harbor — 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 77/100 on livability (#149 in WA, #3,120 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A; Watch: amenities D+, cost of living D+.
• Oak Harbor School District (town): math 49% / reading 61% proficiency, ranked #98 of 291 in WA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.4%/yr); 278 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 402 units permitted in Island County in 2024 (54 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Island County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $125k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.84% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.89%
• DSCR: 2.64
• GRM: 4.5

CMA / ARV

• ARV (median comp): $77,500
• List price: $125,000
• Delta: 61.29%
• Verdict: OVERPRICED
• Comps: 14 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1740 SW Nienhuis St	0.39mi	3/2.0	1,211 (-3%)	5mo	$485,000	$400	72
1146 Ridgeway Dr	0.53mi	3/1.0	1,192 (-4%)	1mo	$415,000	$348	63
882 SW McCrohan St	0.53mi	4/2.0 (+1)	1,144 (-8%)	2mo	$500,000	$437	55
2360 SW Vista Park Dr	0.48mi	3/2.0	1,372 (+10%)	9mo	$530,000	$386	54
785 SW Puffin St	0.71mi	3/2.0	1,293 (+4%)	9mo	$510,000	$394	53
920 SW Bowmer St	0.49mi	4/1.0 (+1)	1,342 (+8%)	6mo	$440,000	$328	51
282 SW 10th Ave	0.44mi	2/1.0 (-1)	1,092 (-12%)	1mo	$408,000	$374	48
1472 SW 10th Ave	0.58mi	3/2.0	1,404 (+12%)	6mo	$485,000	$345	48
780 SW Orcas St	0.63mi	3/2.5	1,386 (+11%)	4mo	$519,900	$375	46
726 SW Puffin St	0.73mi	3/2.0	1,414 (+13%)	1mo	$528,000	$373	43
88 SW 8th Ave	0.55mi	3/1.0	1,092 (-12%)	9mo	$425,500	$390	42
748 SW Heller St	0.62mi	3/1.0	1,102 (-12%)	8mo	$375,000	$340	41

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 · 5.36% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 2.54×
• Total profit: $53,801
• Equity at exit: $18,638

10-year hold

• IRR: 43.1%
• Equity multiple: 5.54×
• Total profit: $158,925
• Equity at exit: $10,808

Cash invested: $35,000 (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 98277

• Rents YoY: 5.4%
• Active inventory: 278
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$656
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,076

Break-even live

Break-even rent $933

Max offer price $125,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,147	-5% $1,111	+0% $1,076	+5% $1,040	+10% $1,005
Rent	-10% $895	-5% $985	+0% $1,076	+5% $1,167	+10% $1,257
Rate	-1.0pp $1,139	-0.5pp $1,108	base $1,076	+0.5pp $1,043	+1.0pp $1,011

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30875 State Route 20 Unit M3 Oak Harbor, WA	3.0	2.5	1437	$2,415	$1.68	45d	1	0.06mi
1651 SW Mulberry Pl Unit E101 Oak Harbor, WA	3.0	2.0	1296	$2,215	$1.71	45d	1	0.34mi
1725 SW Nienhuis St Oak Harbor, WA	3.0	2.0	1326	$2,515	$1.90	45d	1	0.40mi
141 SW 6th Ave Unit D101 Oak Harbor, WA	2.0	1.5	982	$1,915	$1.95	45d	1	0.62mi
395 S Oak Harbor St Unit 207 [[?]165] Oak Harbor, WA	2.0	1.5	1000	$2,030	$2.03	45d	1	0.83mi
1282 NW Lanyard Loop #2 Oak Harbor, WA	3.0	2.5	1330	$2,315	$1.74	45d	1	1.00mi
1051 SE 8th Ave Unit C201 Oak Harbor, WA	2.0	1.0	970	$1,500	$1.55	45d	1	1.14mi
300 N Oak Harbor St Unit B102 Oak Harbor, WA	3.0	2.0	1284	$2,015	$1.57	45d	1	1.20mi
413 SE Maylor St Apt 202 Oak Harbor, WA	2.0	1.0	884	$1,650	$1.87	45d	1	1.33mi
310 SE Midway Blvd Unit 207 Oak Harbor, WA	2.0	1.0	791	$1,640	$2.07	45d	1	1.36mi
790 NW Dory Dr Oak Harbor, WA	3.0	2.0	1344	$2,415	$1.80	45d	1	1.47mi
865 N Oak Harbor St Unit 203 Oak Harbor, WA	2.0	1.0	750	$1,565	$2.09	45d	1	1.47mi

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 50 DOM
2. 2026-06-18
   days on market $125,000 Active 49 DOM
3. 2026-06-17
   days on market $125,000 Active 48 DOM
4. 2026-06-16
   days on market $125,000 Active 47 DOM
5. 2026-06-15
   days on market $125,000 Active 46 DOM
6. 2026-06-14
   days on market $125,000 Active 44 DOM
7. 2026-06-13
   days on market $125,000 Active 43 DOM
8. 2026-06-10
   days on market $125,000 Active 41 DOM
9. 2026-06-09
   days on market $125,000 Active 40 DOM
10. 2026-06-08
    days on market $125,000 Active 39 DOM
11. 2026-06-07
    days on market $125,000 Active 38 DOM
12. 2026-06-03
    days on market $125,000 Active 34 DOM
13. 2026-06-02
    days on market $125,000 Active 33 DOM
14. 2026-06-01
    days on market $125,000 Active 32 DOM
15. 2026-05-31
    days on market $125,000 Active 31 DOM
16. 2026-05-30
    days on market $125,000 Active 30 DOM
17. 2026-03-13
    listed $125,000 Active
18. 1987-08-01
    soldstatus $25,000

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$874/yr (+$73/mo · 248.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥78°F today · 19 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: $27,535
• − Mortgage interest: −$7,002
• − Property taxes: −$351
• − Insurance: −$625
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$3,636
• Taxable income: $11,515
• Est. tax owed @ 24.0%: −$2,764
• After-tax cash flow: $10,147/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: Oak Harbor School District
• NCES district ID: 5305940
• Math proficiency: 49% ▲ 1.00%
• Reading proficiency: 61% ▲ 1.00%
• Median HH income: $53,606
• Composite: 49.07/100
• National rank: #4427
• State rank: #98 of 291 in WA

Livability — Oak Harbor

• Score: 77/100
• State rank: #149
• US rank: #3120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Harbor, WA
• County: Island County · 71,196 people
• City population: 40,917
• Metro: Oak Harbor, WA
• Population (ZIP): 40,917
• Household income: $83,253
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1359.0

Population outlook (Island County) Hauer SSP2

• Today (2025): 82,019 people
• By 2030: 81,329 · -0.8%
• By 2040: 78,552 · -4.2%
• By 2050: 77,042 · -6.1%
• By 2075: 80,799 · -1.5%
• By 2100: 84,451 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Two or more races 14% Hispanic / Latino 12% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 4% Slovak 3% Iranian 3%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 5% Tagalog/Filipino 4% Other Asian/Pacific 1%

Political lean MEDSL · Island

• 2024 margin: D (+16.6) · D 56.8% · R 40.3% · Other 2.9%
• 2008→2024 swing: +10.3pp toward D · 2008: 6.2pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+12.0 2016: D+5.9 2012: D+4.4 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -608.47%
• Current HPI: 188.2874
• Rent YoY: ▲ 5.36%
• Metro: Oak Harbor, 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

+400.0% since first listed

2 events — show timeline

• 2026-03-13 Listed $125,000 NWMLS as Distributed by MLS Grid
• 1987-08-01 Sold (Public Records) $25,000 Public Records

Property tax history

-0.4%/yr

Latest (2020): $351 · +92.3% YoY. Source: county tax records.