140 Frederick Dr · Carlsborg, WA 98382

$179,900

2 bd · 2.0 ba · 1,675 sqft · Manufactured public records · 42 Days on market

Built 1984 $107/sqft · 13% below area Est $208k · 13% 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 +26.0/30.0
• ARV discount +13.6/15.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful upgraded Triple Wide home in Parkwood. Newly added, highly efficient Daikin ductless heat pump, wall to wall carpeting, window coverings, freshly painted outside & new garage door opener. New roof was installed in 2002. Very nice corner lot with completely redone landscaping and drip system. Home amenities include: 2 bedrooms, two full baths. Spacious master bath with separate soaking tub and shower and double sinks. Large master bedroom with sitting area and walk in closet.

Key facts

• Formal dining room
• Soaking tub
• Walk-in closet

Tags

• CORNER LOT
• FORMAL DINING ROOM
• EN-SUITE BATH
• SOAKING TUB
• SITTING AREA
• WALK-IN CLOSET

Property features AI

Finance

• Other: Manufactured home park amenities include clubhouse, exercise room, and RV parking
• Financial info: Accepts Cash, Conventional, FHA
• HOA & community: Land lease: $630; Located in Parkwood manufactured home community; Senior community

Exterior

• Parking: Individual garage
• Utilities: Electric energy source; Electric water heater (outside kitchen); Community water (Guardian); PUD power; Dish TV connected; Wave internet
• Home design: Manufactured home (triple wide); One level; Tie-down foundation; Stratford Homes; Entry facing: Not specified
• Construction: Cement plank construction; Composition roof
• Exterior features: Cement-plank siding; Patio/Porch/Deck; Landscaped; Corner lot; Paved

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (2 tubs, 2 showers)
• Heating & cooling: Ductless heating; Forced air heating; Forced air cooling
• Interior features: Water heater; Vaulted ceilings; Walk-in closet
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.4% in Carlsborg — 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 59/100 on livability (#493 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, crime D-.
• Sequim School District (town): math 55% / reading 66% proficiency, ranked #64 of 291 in WA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 605 active listings in the ZIP; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clallam County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $207,869
• List price: $179,900
• Delta: -13.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
391 Parkwood	0.15mi	2/2.0	1,558 (-7%)	0mo	$235,000	$151	81
120 Fircrest Dr	0.14mi	3/2.0 (+1)	1,616 (-4%)	5mo	$186,500	$115	78
60 Erics Way	0.17mi	3/2.0 (+1)	1,723 (+3%)	6mo	$234,000	$136	77
20 Eds Pl	0.11mi	3/2.0 (+1)	1,507 (-10%)	1mo	$166,000	$110	72
481 Parkwood Blvd	0.23mi	3/2.0 (+1)	1,772 (+6%)	9mo	$310,000	$175	67
121 Fircrest Dr	0.14mi	3/2.0 (+1)	1,512 (-10%)	11mo	$169,177	$112	64
400 Gupster #2	0.28mi	2/2.0	1,500 (-10%)	10mo	$120,000	$80	61
42 Hayden Pl	0.09mi	3/2.0 (+1)	1,436 (-14%)	8mo	$167,500	$117	61
200 Fircrest Dr	0.21mi	3/2.0 (+1)	1,426 (-15%)	0mo	$190,000	$133	60
300 Fircrest Dr	0.29mi	3/2.0 (+1)	1,816 (+8%)	10mo	$348,000	$192	59
220 Carlsborg Rd	0.58mi	3/2.0 (+1)	1,555 (-7%)	6mo	$399,999	$257	51
141 Lavender Ridge Ln	0.69mi	3/2.0 (+1)	1,562 (-7%)	2mo	$492,500	$315	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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-762
• Equity at exit: $26,824

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $35,870
• Equity at exit: $15,554

Cash invested: $50,372 (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 98382

• Active inventory: 605
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $446

Break-even live

Break-even rent $1,493

Max offer price $179,900

Occupancy floor 73%

Sensitivity live

Price	-10% $548	-5% $497	+0% $446	+5% $395	+10% $344
Rent	-10% $283	-5% $365	+0% $446	+5% $527	+10% $608
Rate	-1.0pp $536	-0.5pp $492	base $446	+0.5pp $399	+1.0pp $352

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $179,900 Active 42 DOM
2. 2026-06-18
   days on market $179,900 Active 41 DOM
3. 2026-06-17
   days on market $179,900 Active 40 DOM
4. 2026-06-16
   days on market $179,900 Active 39 DOM
5. 2026-06-15
   days on market $179,900 Active 38 DOM
6. 2026-06-14
   days on market $179,900 Active 36 DOM
7. 2026-06-12
   pricedays on market $179,900 Active 35 DOM
8. 2026-06-09
   days on market $189,900 Active 32 DOM
9. 2026-06-08
   days on market $189,900 Active 31 DOM
10. 2026-06-07
    days on market $189,900 Active 30 DOM
11. 2026-06-05
    days on market $189,900 Active 27 DOM
12. 2026-06-03
    days on market $189,900 Active 26 DOM
13. 2026-06-02
    days on market $189,900 Active 25 DOM
14. 2026-06-01
    days on market $189,900 Active 24 DOM
15. 2026-05-31
    days on market $189,900 Active 23 DOM
16. 2026-05-30
    days on market $189,900 Active 22 DOM
17. 2026-05-08
    listed $199,900 Active
18. 2017-04-04
    soldstatus $120,000

    Show marketing remark (495 chars)

    Beautiful upgraded Triple Wide home in Parkwood. Newly added, highly efficient Daikin ductless heat pump, wall to wall carpeting, window coverings, freshly painted outside & new garage door opener. New roof was installed in 2002. Very nice corner lot with completely redone landscaping and drip system. Home amenities include: 2 bedrooms, two full baths. Spacious master bath with separate soaking tub and shower and double sinks. Large master bedroom with sitting area and walk in closet.

19. 2017-04-04
    soldstatus $120,000 495-char remark

    Show marketing remark (495 chars)

    Beautiful upgraded Triple Wide home in Parkwood. Newly added, highly efficient Daikin ductless heat pump, wall to wall carpeting, window coverings, freshly painted outside & new garage door opener. New roof was installed in 2002. Very nice corner lot with completely redone landscaping and drip system. Home amenities include: 2 bedrooms, two full baths. Spacious master bath with separate soaking tub and shower and double sinks. Large master bedroom with sitting area and walk in closet.

20. 2017-02-10
    listed $123,750

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $1,929 · $161/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥83°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,683
• − Mortgage interest: −$10,077
• − Property taxes: −$1,929
• − Insurance: −$900
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$5,233
• Taxable income: $2,595
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $4,728/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: Sequim School District
• NCES district ID: 5307830
• Math proficiency: 55% ▼ -1.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $46,969
• Composite: 52.77/100
• National rank: #3312
• State rank: #64 of 291 in WA

Livability — Carlsborg

• Score: 59/100
• State rank: #493
• US rank: #20503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlsborg, WA
• County: Clallam County · 31,052 people
• Metro: Port Angeles, WA
• Population (ZIP): 31,052
• Household income: $74,189
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 666.0

Population outlook (Clallam County) Hauer SSP2

• Today (2025): 76,817 people
• By 2030: 78,177 · +1.8%
• By 2040: 79,795 · +3.9%
• By 2050: 80,890 · +5.3%
• By 2075: 83,933 · +9.3%
• By 2100: 82,141 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 5% Slovak 5% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Clallam

• 2024 margin: Lean D (+7.9) · D 52.6% · R 44.7% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 3.3pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+3.4 2016: R+1.6 2012: D+0.4 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -225.89%
• Current HPI: 181.4372
• Rent YoY: —
• Metro: Port Angeles, 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

+45.4% since first listed

6 events — show timeline

• 2026-06-11 Price Changed $179,900 NWMLS as Distributed by MLS Grid
• 2026-05-22 Price Changed $189,900 NWMLS as Distributed by MLS Grid
• 2026-05-08 Listed $199,900 NWMLS as Distributed by MLS Grid
• 2017-04-04 Sold (MLS) $120,000 OLS
• 2017-04-04 Sold (MLS) $120,000 NWMLS as Distributed by MLS Grid
• 2017-02-10 Listed $123,750 NWMLS as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2026): $1,929 · +4.6% YoY. Source: county tax records.