139 NE Saturn Ln · Tracyton, WA 98311

$129,950

3 bd · 2.0 ba · 1,575 sqft · Manufactured · 77 Days on market

Built 1988 Average condition $83/sqft · 35% below area Est $198k · 35% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Silverdale Estates, a well-established 55+ gated community with the clubhouse just across from this 3 bed, 2 bath home. Thoughtful layout offers both a living room and separate family room, creating flexible space for everyday living or entertaining. Kitchen features an island, abundant cabinetry, and stainless steel appliances, with easy flow into the main living areas. Bedrooms offer comfortable proportions, including a primary suite with walk-in closet and private bath. Large deck extends your living space outdoors. Carport and spacious shed add convenience and storage. Community amenities include clubhouse, indoor pool, hot tub, sauna, and walking trails. Close to Silverdale

Key facts

• Gated community
• Large deck
• Clubhouse

Tags

• GATED COMMUNITY
• CLUBHOUSE
• STAINLESS STEEL APPLIANCES
• LARGE DECK
• INDOOR POOL
• HOT TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 3.7% in Tracyton — 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 73/100 on livability (#193 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools D+, cost of living D+, amenities F.
• Central Kitsap School District (urban): math 55% / reading 67% proficiency, ranked #49 of 291 in WA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 151 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,294 units permitted in Kitsap County in 2024 (302 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kitsap County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,153 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.98% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.47%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $198,500
• List price: $129,950
• Delta: -34.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6980 Taurus Ln NE	0.26mi	3/2.0	1,506 (-4%)	1mo	$190,000	$126	80
7075 Taurus Ln NE	0.31mi	3/2.0	1,596 (+1%)	10mo	$185,000	$116	75
621 NE Saturn Ln	0.22mi	3/2.0	1,456 (-8%)	5mo	$167,500	$115	73
111 NE Saturn Ln	0.04mi	3/2.0	1,372 (-13%)	11mo	$165,000	$120	68
970 NE Saturn Ln	0.41mi	3/2.0	1,680 (+7%)	4mo	$180,000	$107	66
6181 Holland Rd NW	0.38mi	2/2.0 (-1)	1,620 (+3%)	8mo	$360,000	$222	66
404 NE Saturn Ln	0.12mi	3/2.0	1,344 (-15%)	7mo	$65,000	$48	64
900 NE Saturn Ln	0.39mi	3/2.0	1,402 (-11%)	1mo	$142,500	$102	63
535 NE Saturn Ln	0.19mi	3/2.0	1,782 (+13%)	8mo	$213,000	$120	63
6205 NE Central Valley Rd NE	0.27mi	3/2.0	1,377 (-13%)	10mo	$430,000	$312	58
940 Yoder Ln NE	0.55mi	2/2.0 (-1)	1,344 (-15%)	7mo	$309,000	$230	39
5530 Central Valley Rd NE	0.65mi	3/2.0	1,792 (+14%)	10mo	$435,000	$243	38

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 · 0.27% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.22×
• Total profit: $44,463
• Equity at exit: $19,376

10-year hold

• IRR: 36.0%
• Equity multiple: 3.89×
• Total profit: $105,307
• Equity at exit: $11,236

Cash invested: $36,386 (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 98311

• Rents YoY: 0.3%
• Active inventory: 151
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,575 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,949/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $1,136

Break-even live

Break-even rent $1,137

Max offer price $129,950

Occupancy floor 51%

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: $32,488
• Closing costs: $3,898
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 NE Miramar Cir Bremerton, WA	3.0	2.5	1446	$2,500	$1.73	21d	1	0.35mi
263 Weatherstone Ln NE Bremerton, WA	1.0–3.0	1.0–2.0	884	$2,199	$2.49	13d	4	0.76mi
1231 NE McWilliams Rd Bremerton, WA	1.0–3.0	1.0–2.0	961	$2,600	$2.71	13d	26	0.78mi
7720 Vineyards Ln NE Bremerton, WA	1.0–3.0	1.0–2.0	840	$2,325	$2.77	13d	11	0.80mi
6101 Washington 303 Bremerton, WA	1.0–3.0	1.0–2.0	1010	$2,880	$2.85	13d	70	0.86mi
1381 NE Fairgrounds Rd Bremerton, WA	1.0–3.0	1.0–2.0	949	$2,315	$2.44	13d	14	0.87mi
1303 NE Jasmine Ln Bremerton, WA	2.0	1.5	1152	$2,600	$2.26	43d	1	0.94mi
8078 Old Military Rd NE Bremerton, WA	2.0	2.5	2064	$3,000	$1.45	43d	1	1.06mi
778 NE Mesa Ln Bremerton, WA	1.0–3.0	1.0–2.0	877	$2,150	$2.45	13d	3	1.26mi
4257 Pronghorn Pl Bremerton, WA	3.0	2.5	1680	$2,950	$1.76	13d	1	1.44mi
4245 Pronghorn Pl Bremerton, WA	3.0	2.5	1680	$2,850	$1.70	43d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $129,950 Active 77 DOM
2. 2026-06-17
   days on market $129,950 Active 76 DOM
3. 2026-06-16
   days on market $129,950 Active 75 DOM
4. 2026-06-15
   days on market $129,950 Active 74 DOM
5. 2026-06-14
   days on market $129,950 Active 72 DOM
6. 2026-06-13
   days on market $129,950 Active 71 DOM
7. 2026-06-10
   days on market $129,950 Active 69 DOM
8. 2026-06-09
   days on market $129,950 Active 68 DOM
9. 2026-06-08
   days on market $129,950 Active 67 DOM
10. 2026-06-07
    days on market $129,950 Active 66 DOM
11. 2026-06-05
    days on market $129,950 Active 63 DOM
12. 2026-06-02
    days on market $129,950 Active 61 DOM
13. 2026-06-01
    days on market $129,950 Active 60 DOM
14. 2026-05-31
    days on market $129,950 Active 59 DOM
15. 2026-05-30
    days on market $129,950 Active 58 DOM
16. 2026-05-18
    price $129,950
17. 2026-04-02
    listed $140,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,900
• − Mortgage interest: −$7,279
• − Property taxes: −$1,949
• − Insurance: −$650
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$3,780
• Taxable income: $12,298
• Est. tax owed @ 24.0%: −$2,951
• After-tax cash flow: $10,683/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and paint the interior walls, which would significantly increase its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Resale update kitchen cabinets, countertops, and appliances — modernizing the kitchen would significantly increase the home's appeal
• Resale paint interior walls — fresh paint would improve the home's curb appeal
• Resale replace carpeting — new flooring would enhance the home's overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Resale update kitchen cabinets, countertops, and appliances — modernizing the kitchen would significantly increase the home's appeal ↑
• Resale paint interior walls — fresh paint would improve the home's curb appeal ↑
• Resale replace carpeting — new flooring would enhance the home's overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Central Kitsap School District
• NCES district ID: 5301080
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $64,825
• Composite: 54.87/100
• National rank: #2813
• State rank: #49 of 291 in WA

Livability — Tracyton

• Score: 73/100
• State rank: #193
• US rank: #5240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kitsap County · 243,099 people
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 28,168
• Household income: $108,757
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 502.0

Population outlook (Kitsap County) Hauer SSP2

• Today (2025): 277,525 people
• By 2030: 285,040 · +2.7%
• By 2040: 294,957 · +6.3%
• By 2050: 300,622 · +8.3%
• By 2075: 315,580 · +13.7%
• By 2100: 304,340 · +9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 14% Hispanic / Latino 9% Asian 9% Black 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Tagalog/Filipino 4% Spanish 3% Vietnamese 2%

Political lean MEDSL · Kitsap

• 2024 margin: Strong D (+20.9) · D 58.8% · R 37.9% · Other 3.3%
• 2008→2024 swing: +8.6pp toward D · 2008: 12.3pp · 2024: 20.9pp
• All cycles: 2024: D+20.9 2020: D+18.1 2016: D+11.6 2012: D+11.1 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -378.18%
• Current HPI: 356.6272
• Rent YoY: ▲ 0.27%
• Metro: Bremerton-Silverdale-Port Orchard, 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

-7.2% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $129,950 NWMLS as Distributed by MLS Grid
• 2026-04-02 Listed $140,000 NWMLS as Distributed by MLS Grid