19102 Division Ave NE · Suquamish, WA 98392

$150,000

2 bd · 2.0 ba · 910 sqft · Manufactured public records · 3 Days on market

Built 1979 10,454 sqft lot

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tons of potential here! . 24 acre lot, 2 manufactured homes currently in place. One is a 385 sqft 1990 Skyline park model, the other is 910 sqft 1979 built, and a 1064 sqft stick built garage/shop. Homes attached to public water and sewer. Right in the heart of town, close to restaurants, the waterfront, and easy access to surrounding areas, ferries, and more! Come check this one out. Value in land, cash only, buyer to verify all information to their satisfaction. Please do not walk the property without your agent.

Key facts

• Close to restaurants
• 24 acre lot
• Public sewer

Tags

• 24 ACRE LOT
• MANUFACTURED HOMES
• PUBLIC WATER
• PUBLIC SEWER
• HEART OF TOWN
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: Property considered residential, manufactured on land; Lot valued for land (0.24 acre); Square footage listed from county records
• Financial info: Listing terms: Cash

Exterior

• Parking: Driveway; Detached garage (has garage)
• Utilities: Electric energy source; Public water (Kitsap PUD); Sewer connected (Kitsap PUD); Power provided by Puget Sound Energy
• Home design: Manufactured home (double wide); One story; Main level entry; Facing information not provided
• Construction: Metal/vinyl construction; Composition roof; Foundation details: see remarks; Built as a manufactured house (double wide)
• Exterior features: Outbuildings on site; Metal/vinyl exterior

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms; 1 bathtub
• Heating & cooling: Heating available (see remarks); No central cooling
• Interior features: No basement; Level topography; Second living quarter (ADU) with 1 bedroom and 1 bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $24 ($292/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (13.0% below list).
• Recommended offer: $130k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#262 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: cost of living C-, amenities F, commute F.
• North Kitsap School District (suburban): math 53% / reading 65% proficiency, ranked #54 of 291 in WA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Suquamish Elementary School (328 students, 52% FRL); North Kitsap High School (1,063 students, 29% FRL).
• Market conditions: 17 active listings in the ZIP; 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 $1k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $150k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $130,446 (13.0% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $311,220
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18680 1st Ave NE	0.34mi	3/2.0 (+1)	960 (+6%)	24mo	$328,000	$342	50

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-22,753
• Equity at exit: $22,365

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-17,811
• Equity at exit: $12,969

Cash invested: $42,000 (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 98392

• Home prices YoY: -9.5%
• Active inventory: 17
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$157 /mo · $1,884/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $24

Break-even live

Break-even rent $1,274

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   listed $150,000 Active
3. 1985-01-04
   soldstatus $51,000

ⓘ 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: $1,884 · $157/mo
• Projected year-2 tax: $1,884 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,654
• − Mortgage interest: −$8,402
• − Property taxes: −$1,884
• − Insurance: −$750
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,364
• Taxable loss: −$2,251
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $833/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: North Kitsap School District
• NCES district ID: 5305760
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $68,919
• Composite: 53.68/100
• National rank: #3092
• State rank: #54 of 291 in WA

Livability — Suquamish

• Score: 69/100
• State rank: #262
• US rank: #9023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suquamish, WA
• City population: 3,412
• Population (ZIP): 3,412

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 (70%)
• Race & ethnicity: White 70% Two or more races 15% Hispanic / Latino 7% Native American 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Slovak 4% Italian 4%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Tagalog/Filipino 1%

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: ▼ -36.67%
• Current HPI: 349.5788
• Rent YoY: —
• Metro: —
• 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

+194.1% since first listed

3 events — show timeline

• 2026-05-15 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-12 Listed $150,000 NWMLS as Distributed by MLS Grid
• 1985-01-04 Sold (Public Records) $51,000 Public Records

Property tax history

+5.1%/yr

Latest (2026): $1,884 · +7.2% YoY. Source: county tax records.