17 Rustemeyer Rd #19 · Markham, WA 98520

$149,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 6 Days on market

Built 2000 $81/sqft · 15% above area Est $130k · 15% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained home located in the desirable Rustemeyer Mobile Home Community in Ocosta, WA. This beautifully landscaped 55+ park offers a true park-like setting with mature trees and peaceful surroundings. Situated on a corner lot for added privacy, this home is one of the largest in the community with 1,848 square feet of comfortable living space. Featuring 3 bedrooms, 2 bathrooms, plus a bonus den/office, there is plenty of room to relax, entertain, or work from home. The spacious kitchen offers newer cabinetry, vaulted ceilings, a walk-in pantry, and new vinyl flooring that extends into the dining area. Fresh interior paint throughout gives the home a clean, updated feel. The bedrooms

Key facts

• Well maintained home
• Large yard
• Mature landscaping

Tags

• WELL MAINTAINED HOME
• CORNER LOT
• COVERED BACK PORCH
• LARGE YARD
• MATURE LANDSCAPING
• WALK IN PANTRY

Property features AI

Finance

• Other: Taxes listed (annual): $923
• Financial info: Listing terms: Cash, Conventional
• HOA & community: Land lease (space rent) paid monthly: $535; Manufactured home park approved for sale; Park name: Rustemeyer Mobile Home Community; Park amenities: Common area, recreational area, RV parking; 22 homes in the park; Not a senior exemption (Senior Community indicated)

Exterior

• Parking: Carport; RV parking available in the park
• Utilities: Electric energy source; Community water (community well — paid by monthly space rent); Community septic (paid by monthly space rent); Power: Grays Harbor PUD; Xfinity cable and internet
• Home design: Manufactured home (double wide); Model: 01 REDMAN 66 x 28; Make: Redman; One story; South-facing; Mobile home remains in place; Manufactured after 6/15/1976; Good condition
• Construction: Composition roof; Tie-down foundation
• Exterior features: Wood exterior products; Wood construction materials; Paved lot; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range; Kitchen with eating space
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Vinyl plank; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; No cooling listed
• Interior features: Water heater; Ceiling fan(s); Double pane windows; Jetted/soaking tub; Vaulted ceilings; Walk-in closet; Walk-in pantry
• Laundry & utility: Washer; Dryer; Utility room with electric water heater and storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

Location & tenants

• Location reads 43/100 on livability (#599 in WA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B+; Watch: health & safety C-, amenities F, commute F.
• Ocosta School District (rural): math 39% / reading 50% proficiency, ranked #196 of 291 in WA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ocosta Elementary School (325 students, 67% FRL); Ocosta Junior - Senior High (243 students, 62% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 266 active listings in the ZIP; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).
• This rent runs 37% of the median local income ($58k/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 $4k of value loss. Plan a longer hold.
• Grays Harbor County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $125k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $149,000

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $129,924
• List price: $149,000
• Delta: 16.99%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Rustemeyer Rd #12	0.00mi	3/2.0	1,620 (-12%)	5mo	$150,000	$93	76

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $10,626
• Equity at exit: $22,216

10-year hold

• IRR: 16.9%
• Equity multiple: 2.47×
• Total profit: $61,206
• Equity at exit: $12,883

Cash invested: $41,720 (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 98520

• Rents YoY: 4.3%
• Active inventory: 266
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $507

Break-even live

Break-even rent $1,165

Max offer price $149,000

Occupancy floor 67%

Sensitivity live

Price	-10% $592	-5% $550	+0% $507	+5% $465	+10% $423
Rent	-10% $365	-5% $436	+0% $507	+5% $579	+10% $650
Rate	-1.0pp $583	-0.5pp $545	base $507	+0.5pp $469	+1.0pp $430

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $149,000 Pending 6 DOM
2. 2026-06-09
   days on market $149,000 Active 5 DOM
3. 2026-06-08
   days on market $149,000 Active 4 DOM
4. 2026-06-07
   days on market $149,000 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   pricedays on marketlisting id $149,000 Active 1 DOM
7. 2026-03-04
   listed $155,000 Active
8. 2023-04-28
   soldstatus $125,000 Closed
9. 2023-03-13
   status Pending
10. 2022-10-18
    price $139,000
11. 2022-06-30
    price $159,000
12. 2022-05-13
    listed $169,000 Active
13. 2015-06-15
    soldstatus $46,500 Sold
14. 2015-05-09
    status Pending
15. 2015-03-06
    listed $49,000 Active

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: +$537/yr (+$45/mo · 58.2%)

ⓘ 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 1/10 Low 8 d/yr ≥75°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,689
• − Mortgage interest: −$8,346
• − Property taxes: −$923
• − Insurance: −$745
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$4,335
• Taxable income: $3,870
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $5,161/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: Ocosta School District
• NCES district ID: 5306090
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $36,877
• Composite: 39.19/100
• National rank: #8222
• State rank: #196 of 291 in WA

Livability — Markham

• Score: 43/100
• State rank: #599
• US rank: #26913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Markham, WA
• County: Grays Harbor County · 44,693 people
• Metro: Aberdeen, WA
• Population (ZIP): 24,888
• Household income: $58,153
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 635.0

Population outlook (Grays Harbor County) Hauer SSP2

• Today (2025): 66,443 people
• By 2030: 63,255 · -4.8%
• By 2040: 56,466 · -15.0%
• By 2050: 50,516 · -24.0%
• By 2075: 39,296 · -40.9%
• By 2100: 31,142 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 9% Black 4% Native American 3% Asian 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 10% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Grays Harbor

• 2024 margin: Lean R (+6.0) · D 45.6% · R 51.6% · Other 2.8%
• 2008→2024 swing: -20.6pp toward R · 2008: 14.6pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+6.6 2016: R+7.1 2012: D+14.0 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.75%
• Current HPI: 207.7393
• Rent YoY: ▲ 4.35%
• Metro: Aberdeen, 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

+204.1% since first listed

10 events — show timeline

• 2026-06-11 Pending — NWMLS as Distributed by MLS Grid
• 2026-06-04 Listed $149,000 NWMLS as Distributed by MLS Grid
• 2023-04-28 Sold (MLS) $125,000 NWMLS as Distributed by MLS Grid
• 2023-03-13 Pending — NWMLS as Distributed by MLS Grid
• 2022-10-18 Price Changed $139,000 NWMLS as Distributed by MLS Grid
• 2022-06-30 Price Changed $159,000 NWMLS as Distributed by MLS Grid
• 2022-05-13 Listed $169,000 NWMLS as Distributed by MLS Grid
• 2015-06-15 Sold (MLS) $46,500 NWMLS as Distributed by MLS Grid
• 2015-05-09 Pending — NWMLS as Distributed by MLS Grid
• 2015-03-06 Listed $49,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2026): $923 · -0.9% YoY. Source: county tax records.