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

$82,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 52 Days on market

Built 1978 $57/sqft · at area comps Est $92k · 11% under

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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 +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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. The primary sui

Key facts

• Gated community
• Active clubhouse
• Pond views

Tags

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

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 sale; Approximately 125 homes in the park; Park amenities include clubhouse, common area, trails, and high-speed internet availability; Land lease amount: $1,407

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Public water (PUD); Electric water heater (located in main bath closet); Power provided by PSE; Sewer included with HOA dues; Cable and internet via Comcast; Energy sources: Electric and natural gas
• Home design: Manufactured double-wide home (Barrington model 64/24); One level; Faces east; Has view; Good condition
• Construction: Metal skirt; Metal/vinyl and wood construction materials; Torch down roof; Pillar/post/pier foundation; Manufactured after 06/15/1976
• Exterior features: Patio/porch/deck; Landscaped; Open space; Curbs; Paved areas; Metal/vinyl and wood exterior

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms (2 tubs, 2 showers)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Water heater; Walk-in closet; Bath off primary; Entry and dining areas; Kitchen with eating space; Living room; Utility room
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.7% 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.
• Market conditions: Rents rising (+2.3%/yr); 199 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 37% of the median local income ($77k/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 $567 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $29k; list at $82k implies a 183% gain — meaningful room to come down on a strong offer.

Recommended offer $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.90% ✓
• Cap rate: 26.75%
• Cash-on-cash: 73.06%
• DSCR: 4.25
• GRM: 2.9

CMA / ARV

• ARV (median comp): $92,375
• List price: $82,000
• Delta: -11.23%
• Verdict: UNDERPRICED
• Comps: 15 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 #106	0.03mi	2/2.0 (-1)	1,440 (0%)	4mo	$52,000	$36	91
2725 E Fir St #85	0.00mi	2/2.0 (-1)	1,428 (-1%)	13mo	$115,000	$81	83
2901 Schuller Pl	0.15mi	4/2.0 (+1)	1,504 (+4%)	2mo	$480,000	$319	79
2725 E Fir #99	0.00mi	2/2.0 (-1)	1,524 (+6%)	9mo	$82,000	$54	78
2725 E Fir #98	0.02mi	3/2.0	1,578 (+10%)	7mo	$78,500	$50	77
2725 E Fir St	0.00mi	2/2.0 (-1)	1,334 (-7%)	11mo	$92,000	$69	73
2725 E Fir St #13	0.00mi	2/2.0 (-1)	1,344 (-7%)	13mo	$97,500	$73	73
2725 E Fir St #41	0.02mi	2/2.0 (-1)	1,248 (-13%)	1mo	$85,000	$68	71
2725 Fir St #22	0.00mi	2/2.0 (-1)	1,272 (-12%)	10mo	$75,500	$59	68
2725 E Fir St #84	0.02mi	2/2.0 (-1)	1,280 (-11%)	10mo	$122,000	$95	67
1905 N 33rd	0.64mi	3/2.0	1,274 (-12%)	9mo	$480,000	$377	44
1915 N 33rd Pl	0.67mi	2/2.0 (-1)	1,274 (-12%)	4mo	$399,000	$313	42

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: 72.1%
• Equity multiple: 4.23×
• Total profit: $74,130
• Equity at exit: $12,226

10-year hold

• IRR: 75.8%
• Equity multiple: 8.52×
• Total profit: $172,670
• Equity at exit: $7,090

Cash invested: $22,960 (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 98273

• Rents YoY: 2.3%
• Active inventory: 199
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$430
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,398

Break-even live

Break-even rent $611

Max offer price $82,000

Occupancy floor 36%

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: $20,500
• Closing costs: $2,460
• 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	21d	8	0.32mi
1115 Nylin Ct Mount Vernon, WA	3.0	1.0	1032	$2,500	$2.42	43d	1	0.50mi
3316 E College Way Unit A Mount Vernon, WA	3.0	1.0	916	$2,000	$2.18	43d	1	0.53mi
119 N 29th Pl Mount Vernon, WA	3.0	1.0	1098	$2,700	$2.46	43d	1	0.62mi
1508 N Waugh Rd Apt B Mount Vernon, WA	2.0	1.0	1021	$2,300	$2.25	21d	1	0.74mi
3129 Arbor St Mount Vernon, WA	3.0	2.0	1244	$2,600	$2.09	21d	1	1.16mi
202 Dallas St Mount Vernon, WA	3.0	2.5	1582	$1,375	$0.87	21d	1	1.32mi
2430 W Meadow Blvd Mount Vernon, WA	3.0	2.5	1400	$3,000	$2.14	43d	1	1.33mi
1002 S 12th St Mount Vernon, WA	2.0	1.0	1052	$2,575	$2.45	21d	1	1.37mi
1511 Shirley Pl Mount Vernon, WA	2.0	1.0	936	$2,250	$2.40	43d	1	1.38mi

Listing history 20 events

1. 2026-06-19
   days on market $82,000 Active 52 DOM
2. 2026-06-18
   days on market $82,000 Active 51 DOM
3. 2026-06-17
   days on market $82,000 Active 50 DOM
4. 2026-06-16
   days on market $82,000 Active 49 DOM
5. 2026-06-15
   days on market $82,000 Active 48 DOM
6. 2026-06-14
   days on market $82,000 Active 46 DOM
7. 2026-06-13
   days on market $82,000 Active 45 DOM
8. 2026-06-10
   days on market $82,000 Active 43 DOM
9. 2026-06-09
   days on market $82,000 Active 42 DOM
10. 2026-06-08
    days on market $82,000 Active 41 DOM
11. 2026-06-07
    pricedays on market $82,000 Active 40 DOM
12. 2026-06-03
    days on market $85,000 Active 36 DOM
13. 2026-06-02
    days on market $85,000 Active 35 DOM
14. 2026-06-01
    days on market $85,000 Active 34 DOM
15. 2026-05-31
    days on market $85,000 Active 33 DOM
16. 2026-05-30
    days on market $85,000 Active 32 DOM
17. 2026-04-28
    listed $85,000 Active
18. 2014-02-14
    soldstatus $29,000 Sold
19. 2014-02-04
    status Pending Inspection
20. 2014-01-10
    listed $32,500 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: $225 · $19/mo
• Projected year-2 tax: $804 · $67/mo
• Expected delta: +$579/yr (+$48/mo · 257.2%)

ⓘ 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: $28,568
• − Mortgage interest: −$4,593
• − Property taxes: −$225
• − Insurance: −$410
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$2,385
• Taxable income: $16,384
• Est. tax owed @ 24.0%: −$3,932
• After-tax cash flow: $12,842/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: 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

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 · 118,108 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: 1045.0

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%

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%

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

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

+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.