2725 E Fir St #112 · Mount Vernon, WA 98273

$79,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 102 Days on market

Manufactured home 55+ age-restricted Built 1978 Fair condition $55/sqft · 20% below area Est $108k · 26% under

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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
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.5

Listing remarks

Welcome to Park Village, a quiet 55+ gated community in Mount Vernon offering a comfortable, low maintenance lifestyle with an active clubhouse and wonderful amenities. Ideally located just half a block from the clubhouse and set along the pond, this 3 bedroom, 2 bathroom home enjoys a peaceful setting with pond views from select areas of the home. Inside, a centrally located kitchen connects to both the dining room with built ins and a spacious living room, creating an easy, open flow for everyday living. An additional dining nook sits beside sliding glass doors that lead to the covered back deck, and a fully enclosed sunroom provides extra living space to enjoy year-round.

Key facts

• Gated community
• Active clubhouse
• Pond views

Tags

• GATED COMMUNITY
• ACTIVE CLUBHOUSE
• POND VIEWS
• CENTRALLY LOCATED KITCHEN
• COVERED BACK DECK
• FULLY ENCLOSED SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 2.2% 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); 253 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 93d 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; 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 $550 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $80k implies a 174% gain — meaningful room to come down on a strong offer.

Recommended offer $72,345 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.31% ✓
• Cap rate: 21.08%
• Cash-on-cash: 52.80%
• DSCR: 3.35
• GRM: 3.6

CMA / ARV

• ARV (median comp): $107,678
• List price: $79,500
• Delta: -26.17%
• Verdict: UNDERPRICED
• Comps: 16 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	0.00mi	2/2.0 (-1)	1,440 (0%)	0mo	$148,000	$103	95
2725 E Fir St #106	0.03mi	2/2.0 (-1)	1,440 (0%)	5mo	$52,000	$36	89
2901 Schuller Pl	0.15mi	4/2.0 (+1)	1,504 (+4%)	4mo	$480,000	$319	77
2725 E Fir #99	0.00mi	2/2.0 (-1)	1,524 (+6%)	10mo	$82,000	$54	77
2725 E Fir #98	0.02mi	3/2.0	1,578 (+10%)	8mo	$78,500	$50	76
2725 E Fir St	0.00mi	2/2.0 (-1)	1,334 (-7%)	13mo	$92,000	$69	72
2725 E Fir St #13	0.00mi	2/2.0 (-1)	1,344 (-7%)	15mo	$97,500	$73	72
2725 E Fir St #41	0.02mi	2/2.0 (-1)	1,248 (-13%)	2mo	$85,000	$68	70
2725 Fir St #22	0.00mi	2/2.0 (-1)	1,272 (-12%)	11mo	$75,500	$59	66
2725 E Fir St #84	0.02mi	2/2.0 (-1)	1,280 (-11%)	11mo	$122,000	$95	66
1905 N 33rd	0.64mi	3/2.0	1,274 (-12%)	11mo	$480,000	$377	42
1915 N 33rd Pl	0.67mi	2/2.0 (-1)	1,274 (-12%)	5mo	$399,000	$313	40

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: 50.1%
• Equity multiple: 3.17×
• Total profit: $48,246
• Equity at exit: $11,854

10-year hold

• IRR: 55.3%
• Equity multiple: 6.27×
• Total profit: $117,275
• Equity at exit: $6,874

Cash invested: $22,260 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 7 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $97,475 ($74/sqft)
• Median days on market: 87 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +1.5% 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: 253
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$417
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $979

Break-even live

Break-even rent $593

Max offer price $79,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,024	-5% $1,002	+0% $979	+5% $957	+10% $934
Rent	-10% $835	-5% $907	+0% $979	+5% $1,052	+10% $1,124
Rate	-1.0pp $1,019	-0.5pp $1,000	base $979	+0.5pp $959	+1.0pp $938

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: $19,875
• Closing costs: $2,385
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 N 26th St Mount Vernon, WA	1.0–3.0	1.0	807	$1,995	$2.47	70d	8	0.32mi
1115 Nylin Ct Mount Vernon, WA	3.0	1.0	1032	$2,500	$2.42	93d	1	0.50mi
3316 E College Way Unit A Mount Vernon, WA	3.0	1.0	916	$2,000	$2.18	93d	1	0.53mi
119 N 29th Pl Mount Vernon, WA	3.0	1.0	1098	$2,700	$2.46	93d	1	0.62mi
1508 N Waugh Rd Apt B Mount Vernon, WA	2.0	1.0	1021	$2,300	$2.25	70d	1	0.74mi
3129 Arbor St Mount Vernon, WA	3.0	2.0	1244	$2,600	$2.09	70d	1	1.16mi
202 Dallas St Mount Vernon, WA	3.0	2.5	1582	$1,375	$0.87	70d	1	1.32mi
2430 W Meadow Blvd Mount Vernon, WA	3.0	2.5	1400	$3,000	$2.14	93d	1	1.33mi
1002 S 12th St Mount Vernon, WA	2.0	1.0	1052	$2,575	$2.45	70d	1	1.37mi
1511 Shirley Pl Mount Vernon, WA	2.0	1.0	936	$2,250	$2.40	93d	1	1.38mi

Property features AI

Finance

• Other: Suitable for seniors (senior community/exemption)
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Land lease in a senior community (Park Village); park approved for saleApproximately 125 homes in the parkPark amenities include clubhouse, common area, trails, and high-speed internet availabilityLand lease amount: $1,407

Exterior

• Parking: CarportUncovered parking
• Utilities: Public water (PUD)Electric water heater (located in main bath closet)Power provided by PSESewer included with HOA duesCable and internet via ComcastEnergy sources: Electric and natural gas
• Home design: Manufactured double-wide home (Barrington model 64/24)One levelFaces eastHas viewGood condition
• Construction: Metal skirtMetal/vinyl and wood construction materialsTorch down roofPillar/post/pier foundationManufactured after 06/15/1976
• Exterior features: Patio/porch/deckLandscapedOpen spaceCurbsPaved areasMetal/vinyl and wood exterior

Interior

• Kitchen: DishwasherGarbage disposalRefrigeratorStove/Range
• Bedrooms: 3 bedrooms
• Flooring: VinylCarpet
• Bathrooms: 2 full bathrooms (2 tubs, 2 showers)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Water heaterWalk-in closetBath off primaryEntry and dining areasKitchen with eating spaceLiving roomUtility room
• Laundry & utility: WasherDryerUtility room

Listing history 50 events

1. 2026-08-08
   days on market $79,500 Active 102 DOM
2. 2026-08-07
   days on market $79,500 Active 101 DOM
3. 2026-08-06
   days on market $79,500 Active 100 DOM
4. 2026-08-05
   days on market $79,500 Active 99 DOM
5. 2026-08-04
   days on market $79,500 Active 98 DOM
6. 2026-08-03
   days on market $79,500 Active 97 DOM
7. 2026-07-31
   days on market $79,500 Active 94 DOM
8. 2026-07-30
   days on market $79,500 Active 93 DOM
9. 2026-07-29
   days on market $79,500 Active 92 DOM
10. 2026-07-27
    days on market $79,500 Active 90 DOM
11. 2026-07-25
    days on market $79,500 Active 88 DOM
12. 2026-07-24
    days on market $79,500 Active 87 DOM
13. 2026-07-23
    days on market $79,500 Active 86 DOM
14. 2026-07-22
    days on market $79,500 Active 85 DOM
15. 2026-07-21
    days on market $79,500 Active 84 DOM
16. 2026-07-18
    days on market $79,500 Active 81 DOM
17. 2026-07-16
    days on market $79,500 Active 79 DOM
18. 2026-07-16
    days on market $79,500 Active 78 DOM
19. 2026-07-14
    days on market $79,500 Active 77 DOM
20. 2026-07-13
    days on market $79,500 Active 76 DOM
21. 2026-07-12
    days on market $79,500 Active 75 DOM
22. 2026-07-11
    days on market $79,500 Active 74 DOM
23. 2026-07-10
    days on market $79,500 Active 73 DOM
24. 2026-07-09
    days on market $79,500 Active 72 DOM
25. 2026-07-08
    days on market $79,500 Active 71 DOM
26. 2026-07-07
    days on market $79,500 Active 70 DOM
27. 2026-07-06
    days on market $79,500 Active 69 DOM
28. 2026-07-05
    days on market $79,500 Active 68 DOM
29. 2026-07-04
    days on market $79,500 Active 67 DOM
30. 2026-07-03
    days on market $79,500 Active 66 DOM
31. 2026-07-02
    pricedays on market $79,500 Active 65 DOM
32. 2026-07-01
    days on market $82,000 Active 64 DOM
33. 2026-06-30
    days on market $82,000 Active 63 DOM
34. 2026-06-29
    days on market $82,000 Active 62 DOM
35. 2026-06-28
    days on market $82,000 Active 61 DOM
36. 2026-06-28
    days on market $82,000 Active 60 DOM
37. 2026-06-27
    days on market $82,000 Active 59 DOM
38. 2026-06-26
    days on market $82,000 Active 58 DOM
39. 2026-06-23
    days on market $82,000 Active 55 DOM
40. 2026-06-22
    days on market $82,000 Active 54 DOM
41. 2026-06-19
    days on market $82,000 Active 52 DOM
42. 2026-06-18
    days on market $82,000 Active 51 DOM
43. 2026-06-17
    days on market $82,000 Active 50 DOM
44. 2026-06-16
    days on market $82,000 Active 49 DOM
45. 2026-06-15
    days on market $82,000 Active 48 DOM
46. 2026-06-14
    days on market $82,000 Active 46 DOM
47. 2026-06-13
    days on market $82,000 Active 45 DOM
48. 2026-06-10
    days on market $82,000 Active 43 DOM
49. 2026-06-09
    days on market $82,000 Active 42 DOM
50. 2026-06-08
    days on market $82,000 Active 41 DOM

ⓘ 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: $225 · $19/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$554/yr (+$46/mo · 246.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $21,998
• − Mortgage interest: −$4,453
• − Property taxes: −$225
• − Insurance: −$398
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$2,313
• Taxable income: $11,089
• Est. tax owed @ 24.0%: −$2,661
• After-tax cash flow: $9,091/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $7,200–$21,600 screening

This manufactured home in a quiet gated community offers a peaceful setting with pond views. While it has a fair condition, it could benefit from some cosmetic updates to its kitchen and bathroom, as well as landscaping improvements to enhance its curb appeal.

Repairs flagged

• Minor Kitchen cabinets — Worn but not damaged, could be refinished.
• Minor Bathroom fixtures — Older style, could be replaced with modern fixtures.
• Minor Landscaping — Some areas need trimming and mulching.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace kitchen cabinets and countertops — Modernizing the kitchen can increase the home's appeal and value. ↑
• Resale Replace bathroom fixtures — Upgrading the bathroom can enhance the home's overall appeal and functionality. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑

ⓘ 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

Property features AI

Finance

• Other: Suitable for seniors (senior community/exemption)
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Land lease in a senior community (Park Village); park approved for saleApproximately 125 homes in the parkPark amenities include clubhouse, common area, trails, and high-speed internet availabilityLand lease amount: $1,407

Exterior

• Parking: CarportUncovered parking
• Utilities: Public water (PUD)Electric water heater (located in main bath closet)Power provided by PSESewer included with HOA duesCable and internet via ComcastEnergy sources: Electric and natural gas
• Home design: Manufactured double-wide home (Barrington model 64/24)One levelFaces eastHas viewGood condition
• Construction: Metal skirtMetal/vinyl and wood construction materialsTorch down roofPillar/post/pier foundationManufactured after 06/15/1976
• Exterior features: Patio/porch/deckLandscapedOpen spaceCurbsPaved areasMetal/vinyl and wood exterior

Interior

• Kitchen: DishwasherGarbage disposalRefrigeratorStove/Range
• Bedrooms: 3 bedrooms
• Flooring: VinylCarpet
• Bathrooms: 2 full bathrooms (2 tubs, 2 showers)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Water heaterWalk-in closetBath off primaryEntry and dining areasKitchen with eating spaceLiving roomUtility room
• Laundry & utility: WasherDryerUtility room

Price history

+152.3% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $82,000 NWMLS as Distributed by MLS Grid
• 2026-04-28 Listed $85,000 NWMLS as Distributed by MLS Grid
• 2014-02-14 Sold (MLS) $29,000 NWMLS as Distributed by MLS Grid
• 2014-02-04 Pending — NWMLS as Distributed by MLS Grid
• 2014-01-10 Listed $32,500 NWMLS as Distributed by MLS Grid

Property tax history

-1.8%/yr

Latest (2014): $225 · -1.8% YoY. Source: county tax records.