2725 E Fir St #67 · Mount Vernon, WA 98273

$50,000

2 bd · 2.0 ba · 1,464 sqft · Manufactured

Manufactured home 55+ age-restricted Built 1976 Average condition $34/sqft · 41% below area Est $85k · 41% under ↓ 18% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.5

Listing remarks

BRING OFFERS! NEW Furnace with AC ready Installed. Located in a 55+ community of Park Village just inside the entrance for easy access. Windows and slider have been updated, beautiful laminate flooring in the family room and recently installed same flooring into the kitchen. New carpet installed in main living/dining and main bedroom. Family room has natural gas free standing fireplace for those chilly nights. Main bedroom with en-suite and second bedroom with direct access to second bathroom makes it pretty handy. Landscaped gardens and raised beds ready for your own flowers or vegetables. Has a fenced area behind the home for a pet to have its own space. Convenient covered deck area.

Key facts

• Laminate flooring
• Fenced area
• Updated windows

Tags

• UPDATED WINDOWS
• LAMINATE FLOORING
• NATURAL GAS FIREPLACE
• EN-SUITE
• LANDSCAPED GARDENS
• FENCED AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated average.

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 $50k).
• Cap rate 31.6% vs local median 2.4% in Mount Vernon — 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 79/100 on livability (#106 in WA, #2,120 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: cost of living D+.
• Mount Vernon School District (urban): math 41% / reading 47% proficiency, ranked #189 of 291 in WA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elementary (512 students, 63% FRL); Mount Baker Middle School (628 students, 73% FRL); Mount Vernon High School (1,977 students, 67% FRL).
• Market conditions: Rents rising (+2.3%/yr); 316 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 561 units permitted in Skagit County in 2024 (270 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Skagit County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $30k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.54% ✓
• Cap rate: 31.61%
• Cash-on-cash: 90.40%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

• ARV (median comp): $85,000
• List price: $50,000
• Delta: -41.18%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 E Fir St #57	0.03mi	2/2.0	1,440 (-2%)	2mo	$148,000	$103	94
2725 E Fir St #106	0.00mi	2/2.0	1,440 (-2%)	7mo	$52,000	$36	92
2725 E Fir #99	0.03mi	2/2.0	1,524 (+4%)	12mo	$82,000	$54	82
2725 E Fir St #80	0.03mi	3/2.0 (+1)	1,296 (-12%)	0mo	$75,000	$58	74
2725 E Fir #98	0.04mi	3/2.0 (+1)	1,578 (+8%)	10mo	$78,500	$50	72
2725 E Fir St	0.03mi	2/2.0	1,334 (-9%)	14mo	$92,000	$69	72
2725 E Fir St #13	0.03mi	2/2.0	1,344 (-8%)	16mo	$97,500	$73	71
2725 E Fir St #41	0.04mi	2/2.0	1,248 (-15%)	4mo	$85,000	$68	70
2725 E Fir St #84	0.04mi	2/2.0	1,280 (-13%)	13mo	$122,000	$95	67
2725 Fir St #22	0.03mi	2/2.0	1,272 (-13%)	13mo	$75,500	$59	66
1915 N 33rd Pl	0.68mi	2/2.0	1,274 (-13%)	7mo	$399,000	$313	41
1905 N 33rd	0.65mi	3/2.0 (+1)	1,274 (-13%)	12mo	$480,000	$377	33

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 90.3%
• Equity multiple: 5.14×
• Total profit: $57,912
• Equity at exit: $7,455

10-year hold

• IRR: 93.1%
• Equity multiple: 10.45×
• Total profit: $132,230
• Equity at exit: $4,323

Cash invested: $14,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 10 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $100,000 ($69/sqft)
• Median days on market: 19 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -16.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98273

• Rents YoY: 2.3%
• Active inventory: 316
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,055

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,089	-5% $1,072	+0% $1,055	+5% $1,037	+10% $1,020
Rent	-10% $915	-5% $985	+0% $1,055	+5% $1,125	+10% $1,195
Rate	-1.0pp $1,080	-0.5pp $1,067	base $1,055	+0.5pp $1,042	+1.0pp $1,029

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 N 26th St Mount Vernon, WA	1.0–3.0	1.0	807	$1,845	$2.29	0d	10	0.30mi
1115 Nylin Ct Mount Vernon, WA	3.0	1.0	1032	$2,500	$2.42	139d	1	0.46mi
1017 N Viewmont Dr Mount Vernon, WA	3.0	3.5	1608	$2,850	$1.77	6d	1	0.51mi
3316 E College Way Unit A Mount Vernon, WA	3.0	1.0	916	$2,000	$2.18	139d	1	0.56mi
119 N 29th Pl Mount Vernon, WA	3.0	1.0	1098	$2,700	$2.46	139d	1	0.63mi
2400 Carpenter St Mount Vernon, WA	3.0	1.0	1558	$2,450	$1.57	5d	1	0.75mi
1508 N Waugh Rd Apt B Mount Vernon, WA	2.0	1.0	1021	$2,300	$2.25	116d	1	0.79mi
3129 Arbor St Mount Vernon, WA	3.0	2.0	1244	$2,600	$2.09	116d	1	1.18mi
1020 S 16th St Unit 10205 Mount Vernon, WA	2.0	1.0	900	$1,950	$2.17	6d	1	1.20mi
3301 Park Ln Unit E Mount Vernon, WA	2.0	2.0	1374	$2,350	$1.71	5d	1	1.23mi
2430 W Meadow Blvd Mount Vernon, WA	3.0	2.5	1400	$3,000	$2.14	139d	1	1.29mi
1002 S 12th St Mount Vernon, WA	2.0	1.0	1052	$2,575	$2.45	116d	1	1.33mi
1511 Shirley Pl Mount Vernon, WA	2.0	1.0	936	$2,250	$2.40	139d	1	1.36mi
202 Dallas St Mount Vernon, WA	3.0	2.5	1582	$1,375	$0.87	116d	1	1.36mi

Listing history 50 events

1. 2026-09-21
   days on market $50,000 Active
2. 2026-09-20
   days on market $50,000 Active 376 DOM
3. 2026-09-18
   days on market $50,000 Active 374 DOM
4. 2026-09-17
   days on market $50,000 Active 373 DOM
5. 2026-09-16
   days on market $50,000 Active 372 DOM
6. 2026-09-15
   days on market $50,000 Active 371 DOM
7. 2026-09-14
   days on market $50,000 Active 370 DOM
8. 2026-09-13
   days on market $50,000 Active 369 DOM
9. 2026-09-12
   days on market $50,000 Active 368 DOM
10. 2026-09-11
    days on market $50,000 Active 367 DOM
11. 2026-09-04
    days on market $50,000 Active 361 DOM
12. 2026-09-03
    days on market $50,000 Active 360 DOM
13. 2026-08-31
    days on market $50,000 Active 357 DOM
14. 2026-08-30
    days on market $50,000 Active 356 DOM
15. 2026-08-29
    days on market $50,000 Active 355 DOM
16. 2026-08-28
    days on market $50,000 Active 354 DOM
17. 2026-08-27
    days on market $50,000 Active 353 DOM
18. 2026-08-25
    days on market $50,000 Active 351 DOM
19. 2026-08-24
    days on market $50,000 Active 350 DOM
20. 2026-08-23
    days on market $50,000 Active 349 DOM
21. 2026-08-22
    days on market $50,000 Active 348 DOM
22. 2026-08-21
    days on market $50,000 Active 347 DOM
23. 2026-08-20
    days on market $50,000 Active 346 DOM
24. 2026-08-19
    days on market $50,000 Active 345 DOM
25. 2026-08-18
    price $50,000 Active 344 DOM
26. 2026-08-18
    days on market $55,000 Active 344 DOM
27. 2026-08-17
    days on market $55,000 Active 343 DOM
28. 2026-08-16
    days on market $55,000 Active 342 DOM
29. 2026-08-15
    days on market $55,000 Active 341 DOM
30. 2026-08-15
    days on market $55,000 Active 340 DOM
31. 2026-08-13
    days on market $55,000 Active 339 DOM
32. 2026-08-12
    days on market $55,000 Active 338 DOM
33. 2026-08-11
    days on market $55,000 Active 337 DOM
34. 2026-08-10
    days on market $55,000 Active 336 DOM
35. 2026-08-09
    days on market $55,000 Active 335 DOM
36. 2026-08-08
    days on market $55,000 Active 334 DOM
37. 2026-08-07
    days on market $55,000 Active 333 DOM
38. 2026-08-06
    days on market $55,000 Active 332 DOM
39. 2026-08-05
    days on market $55,000 Active 331 DOM
40. 2026-08-04
    days on market $55,000 Active 330 DOM
41. 2026-08-03
    days on market $55,000 Active 329 DOM
42. 2026-07-31
    days on market $55,000 Active 326 DOM
43. 2026-07-30
    days on market $55,000 Active 325 DOM
44. 2026-07-29
    days on market $55,000 Active 324 DOM
45. 2026-07-27
    days on market $55,000 Active 322 DOM
46. 2026-07-25
    days on market $55,000 Active 320 DOM
47. 2026-07-24
    days on market $55,000 Active 319 DOM
48. 2026-07-23
    days on market $55,000 Active 318 DOM
49. 2026-07-22
    days on market $55,000 Active 317 DOM
50. 2026-07-21
    days on market $55,000 Active 316 DOM

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥81°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,270
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$1,455
• Taxable income: $12,611
• Est. tax owed @ 24.0%: −$3,027
• After-tax cash flow: $9,630/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 Cosmetic rehab Est. rehab $7,320–$21,960 screening

This manufactured home is in average condition with cosmetic updates needed. It has a good layout and is located in a 55+ community, making it suitable for a buyer looking for a move-in ready home.

Repairs flagged

• Minor kitchen cabinets — existing cabinets
• Minor bathroom fixtures — existing fixtures
• Minor exterior paint — blue siding
• Minor interior paint — existing paint
• Minor flooring — existing laminate and carpet

Value-add opportunities

• Both new flooring in kitchen and bathrooms — improves appearance and functionality ↑
• Both new paint throughout — enhances curb appeal and interior aesthetics ↑
• Both new kitchen cabinets — modernizes space and increases functionality ↑
• Both new bathroom fixtures — enhances functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Harriet Rowley Middle Mount Baker Middle School High Mount Vernon High School

Schools (NCES district)

• District: Mount Vernon School District
• NCES district ID: 5305400
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $50,829
• Composite: 40.14/100
• National rank: #7848
• State rank: #189 of 291 in WA

B Composite livability gradescore 79/100

Livability — Mount Vernon

• Score: 79/100
• State rank: #106
• US rank: #2120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, WA
• County: Skagit County · 131,498 people
• City population: 48,861
• Metro: Mount Vernon-Anacortes, WA
• Population (ZIP): 30,001
• Household income: $76,717
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 16% of renters

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Population outlook (Skagit County) Hauer SSP2

• Today (2025): 131,498 people
• By 2030: 135,556 · +3.1%
• By 2040: 141,717 · +7.8%
• By 2050: 145,714 · +10.8%
• By 2075: 152,201 · +15.7%
• By 2100: 147,980 · +12.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Portuguese 6% Slovak 3% Italian 2%
• Foreign-born: 14% · Canada
• Languages at home: 71% English-only · Spanish 25% Russian/Polish/Slavic 1% Other Indo-European 1%

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Political lean MEDSL · Skagit

• 2024 margin: Lean D (+8.9) · D 52.9% · R 44.0% · Other 3.0%
• 2008→2024 swing: -0.7pp no change · 2008: 9.6pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+7.5 2016: D+3.2 2012: D+5.8 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -525.00%
• Current HPI: 395.3742
• Rent YoY: ▲ 2.33%
• Metro: Mount Vernon-Anacortes, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

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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

-17.5% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $65,900 NWMLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $75,900 NWMLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $70,000 NWMLS as Distributed by MLS Grid
• 2026-01-10 Relisted — NWMLS as Distributed by MLS Grid
• 2025-12-30 Pending — NWMLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $74,900 NWMLS as Distributed by MLS Grid
• 2025-08-28 Listed $79,900 NWMLS as Distributed by MLS Grid