17340 Sargent Rd SW #47 · Rochester, WA 98579

$163,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 112 Days on market

Built 1987 ↓ 4% 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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 2-bedroom, 1-bath double-wide manufactured home offering 960 sq. ft. of comfortable living space, plus a versatile den/office—perfect for working from home or guests. Located in a well-kept park, this home features cozy carpeting throughout, easy-care vinyl flooring in the kitchen, a forced air furnace for heating, and a covered one-car carport for convenient parking. Enjoy the patio and front porch for relaxing outdoors. Bonus storage includes an 8x8 unit off the carport and a separate 10x20 storage shed—ideal for tools, hobbies, or seasonal items. A great opportunity for affordable, functional living with extra space inside and out!

Key facts

• Covered carport
• Front porch
• Storage shed

Tags

• DEN OFFICE
• COVERED CARPORT
• PATIO
• FRONT PORCH
• STORAGE SHED

Property features AI

Finance

• Other: Manufactured home built after 06/15/1976; Style: Manuf-Double Wide; Structure type: Manufactured house; Green feature: Double pane windows
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Whispering Woods park (park approved for sale); Park amenities include common area; Approximately 72 homes in the park; Pets allowed (see remarks); Monthly land lease

Exterior

• Parking: Carport
• Utilities: Community water; Community septic (park maintained); PSE power; Comcast/Xfinity cable and internet
• Home design: Manufactured home (double wide); One level; Model: 1987 Moduline/Ardmore 40/24; Make: Moduline; Average condition; Skirted with metal
• Construction: Wood construction; Metal roof; Tie-down foundation
• Exterior features: Wood exterior; Patio/porch/deck; Paved lot; Has view

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range; Kitchen with eating space
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Water heater (electric) located in bedroom closet; Skylights; Vaulted ceilings; Double pane windows
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $163k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.1% in Rochester — 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 66/100 on livability (#327 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Rochester School District (rural): math 53% / reading 57% proficiency, ranked #97 of 291 in WA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 108 active listings in the ZIP; 1,222 units permitted in Thurston County in 2024 (508 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 $5k of value loss. Plan a longer hold.
• Thurston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,330 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.16% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $100,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17340 Sargent Rd SW #66	0.16mi	2/2.0	932 (-3%)	1mo	$82,000	$88	83
17340 Sargent Rd SW #57	0.06mi	2/1.0	924 (-4%)	12mo	$92,500	$100	81
7608 SW Scatter View Ln	0.32mi	2/1.0	840 (-12%)	15mo	$335,000	$399	52
18042 Sargent Rd SW #4	0.70mi	2/1.0	910 (-5%)	13mo	$96,000	$105	48

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,816
• Equity at exit: $24,304

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $44,264
• Equity at exit: $14,093

Cash invested: $45,640 (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 98579

• Home prices YoY: -34.1%
• Active inventory: 108
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $491

Break-even live

Break-even rent $1,261

Max offer price $163,000

Occupancy floor 69%

Sensitivity live

Price	-10% $583	-5% $537	+0% $491	+5% $445	+10% $399
Rent	-10% $342	-5% $417	+0% $491	+5% $566	+10% $640
Rate	-1.0pp $573	-0.5pp $533	base $491	+0.5pp $449	+1.0pp $406

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $163,000 Active 112 DOM
2. 2026-06-18
   days on market $163,000 Active 109 DOM
3. 2026-06-17
   days on market $163,000 Active 108 DOM
4. 2026-06-16
   days on market $163,000 Active 107 DOM
5. 2026-06-15
   days on market $163,000 Active 106 DOM
6. 2026-06-14
   days on market $163,000 Active 104 DOM
7. 2026-06-13
   days on market $163,000 Active 103 DOM
8. 2026-06-10
   days on market $163,000 Active 101 DOM
9. 2026-06-09
   days on market $163,000 Active 100 DOM
10. 2026-06-08
    days on market $163,000 Active 99 DOM
11. 2026-06-07
    days on market $163,000 Active 98 DOM
12. 2026-06-05
    days on market $163,000 Active 95 DOM
13. 2026-06-02
    days on market $163,000 Active 93 DOM
14. 2026-06-01
    days on market $163,000 Active 92 DOM
15. 2026-05-31
    days on market $163,000 Active 91 DOM
16. 2026-05-30
    days on market $163,000 Active 90 DOM
17. 2026-05-20
    price $163,000
18. 2026-03-01
    listed $169,000 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: $882 · $74/mo
• Projected year-2 tax: $1,597 · $133/mo
• Expected delta: +$715/yr (+$60/mo · 81.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,593
• − Mortgage interest: −$9,131
• − Property taxes: −$882
• − Insurance: −$815
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$4,742
• Taxable income: $3,408
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $5,076/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: Rochester School District
• NCES district ID: 5307470
• Math proficiency: 53% ▲ 5.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $56,231
• Composite: 49.33/100
• National rank: #4348
• State rank: #97 of 291 in WA

Livability — Rochester

• Score: 66/100
• State rank: #327
• US rank: #12271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,907

Population outlook (Thurston County) Hauer SSP2

• Today (2025): 308,239 people
• By 2030: 326,483 · +5.9%
• By 2040: 359,890 · +16.8%
• By 2050: 391,800 · +27.1%
• By 2075: 468,024 · +51.8%
• By 2100: 519,890 · +68.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 4% Slovak 4% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Thurston

• 2024 margin: Strong D (+20.4) · D 58.5% · R 38.1% · Other 3.5%
• 2008→2024 swing: -1.3pp toward R · 2008: 21.7pp · 2024: 20.4pp
• All cycles: 2024: D+20.4 2020: D+18.6 2016: D+15.4 2012: D+19.0 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.25%
• Current HPI: 381.8969
• 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

-3.6% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $163,000 NWMLS as Distributed by MLS Grid
• 2026-03-01 Listed $169,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2026): $882 · -3.1% YoY. Source: county tax records.