55 Juniper Mobile Ests · Sequim, WA 98382

$129,000

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

Built 1978 $90/sqft · 35% below area Est $199k · 35% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous, panoramic mountain views from your living room in this wonderful home in Juniper Mobile Estates. This 62+ community is close to shopping, restaurants and discovery trail! Newer interior paint and carpet. Kitchen has breakfast bar, under cabinet lighting, newer stove and range hood. Heat pump. Spacious living room with extra cooling unit that conveys. Formal dining room has built-ins for extra storage. Additional living area off kitchen. Nice sized primary bedroom with large closet. Primary bath has new flooring. There is a large, covered porch in carport area and nice sized storage shed. RV Parking available. Come see it today!

Key facts

• Newer stove
• Heat pump
• Range hood

Tags

• PANORAMIC MOUNTAIN VIEWS
• BREAKFAST BAR
• UNDER CABINET LIGHTING
• NEWER STOVE
• RANGE HOOD
• HEAT PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 3.1% in Sequim — 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 70/100 on livability (#245 in WA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B, cost of living B; Watch: employment D, amenities D-, commute F.
• 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $892 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 440 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.93% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.68%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $199,448
• List price: $129,000
• Delta: -35.32%
• 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
51 Juniper Mobile Ests	0.09mi	2/2.0 (-1)	1,442 (+0%)	9mo	$135,000	$94	83
747 W Heritage Loop	0.22mi	2/2.0 (-1)	1,458 (+1%)	1mo	$250,000	$171	82
19 Juniper Mobile Ests	0.11mi	2/2.0 (-1)	1,344 (-7%)	4mo	$97,000	$72	76
301 N 7th Ave #74 Ave	0.14mi	2/2.0 (-1)	1,338 (-7%)	1mo	$60,000	$45	76
507 N 7th Ave	0.22mi	2/2.0 (-1)	1,502 (+4%)	5mo	$235,000	$156	74
734 Heritage Loop	0.27mi	2/2.0 (-1)	1,458 (+1%)	9mo	$335,000	$230	73
508 N 7th Ave	0.28mi	2/2.0 (-1)	1,502 (+4%)	3mo	$240,000	$160	72
325 N Fifth Ave #34	0.34mi	2/2.0 (-1)	1,388 (-4%)	9mo	$190,000	$137	66
645 N 7th	0.36mi	3/2.0	1,612 (+12%)	1mo	$249,950	$155	62
610 N 7th Ave	0.34mi	3/2.0	1,600 (+11%)	8mo	$205,000	$128	59
629 N 7th Ave	0.36mi	3/2.0	1,630 (+13%)	9mo	$261,700	$161	54
713 W Heritage Loop	0.35mi	2/2.0 (-1)	1,269 (-12%)	8mo	$259,000	$204	52

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: 34.8%
• Equity multiple: 2.47×
• Total profit: $53,235
• Equity at exit: $19,234

10-year hold

• IRR: 41.6%
• Equity multiple: 4.93×
• Total profit: $141,776
• Equity at exit: $11,154

Cash invested: $36,120 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,492 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,164

Break-even live

Break-even rent $1,018

Max offer price $129,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,237	-5% $1,201	+0% $1,164	+5% $1,128	+10% $1,091
Rent	-10% $967	-5% $1,066	+0% $1,164	+5% $1,263	+10% $1,361
Rate	-1.0pp $1,229	-0.5pp $1,197	base $1,164	+0.5pp $1,131	+1.0pp $1,097

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Tommy Ct Sequim, WA	3.0	2.0	1350	$2,300	$1.70	45d	1	0.11mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	45d	1	0.75mi
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	45d	1	0.94mi
1045 S 3rd Ave Unit 33 Sequim, WA	2.0	1.5	956	$2,100	$2.20	45d	1	0.97mi

Listing history 26 events

1. 2026-06-19
   days on market $129,000 Active 440 DOM
2. 2026-06-18
   days on market $129,000 Active 439 DOM
3. 2026-06-17
   days on market $129,000 Active 438 DOM
4. 2026-06-16
   days on market $129,000 Active 437 DOM
5. 2026-06-15
   days on market $129,000 Active 436 DOM
6. 2026-06-14
   days on market $129,000 Active 434 DOM
7. 2026-06-12
   days on market $129,000 Active 433 DOM
8. 2026-06-09
   days on market $129,000 Active 430 DOM
9. 2026-06-08
   days on market $129,000 Active 429 DOM
10. 2026-06-07
    days on market $129,000 Active 428 DOM
11. 2026-06-05
    days on market $129,000 Active 425 DOM
12. 2026-06-03
    days on market $129,000 Active 424 DOM
13. 2026-06-02
    days on market $129,000 Active 423 DOM
14. 2026-06-01
    days on market $129,000 Active 422 DOM
15. 2026-05-31
    days on market $129,000 Active 421 DOM
16. 2026-05-30
    days on market $129,000 Active 420 DOM
17. 2025-04-05
    listed $129,000 Active 645-char remark

    Show marketing remark (645 chars)

    Gorgeous, panoramic mountain views from your living room in this wonderful home in Juniper Mobile Estates. This 62+ community is close to shopping, restaurants and discovery trail! Newer interior paint and carpet. Kitchen has breakfast bar, under cabinet lighting, newer stove and range hood. Heat pump. Spacious living room with extra cooling unit that conveys. Formal dining room has built-ins for extra storage. Additional living area off kitchen. Nice sized primary bedroom with large closet. Primary bath has new flooring. There is a large, covered porch in carport area and nice sized storage shed. RV Parking available. Come see it today!

18. 2025-04-05
    listed $129,000 Active

    Show marketing remark (645 chars)

    Gorgeous, panoramic mountain views from your living room in this wonderful home in Juniper Mobile Estates. This 62+ community is close to shopping, restaurants and discovery trail! Newer interior paint and carpet. Kitchen has breakfast bar, under cabinet lighting, newer stove and range hood. Heat pump. Spacious living room with extra cooling unit that conveys. Formal dining room has built-ins for extra storage. Additional living area off kitchen. Nice sized primary bedroom with large closet. Primary bath has new flooring. There is a large, covered porch in carport area and nice sized storage shed. RV Parking available. Come see it today!

19. 2024-04-10
    soldstatus $145,000 Closed
20. 2024-03-28
    soldstatus $145,000 Closed 321-char remark

    Show marketing remark (321 chars)

    Fabulous manufactured home in Juniper Mobile Estates! Enjoy the panaramic mountain views from the large living room. New Carpet! Kitchen has breakfast bar, under cabinet lighting, new stove/range and hood. Additional living area off of kitchen with separate dining area as well. Covered porch and storage shed in carport.

21. 2024-02-27
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Fabulous manufactured home in Juniper Mobile Estates! Enjoy the panaramic mountain views from the large living room. New Carpet! Kitchen has breakfast bar, under cabinet lighting, new stove/range and hood. Additional living area off of kitchen with separate dining area as well. Covered porch and storage shed in carport.

22. 2024-02-27
    status Pending

    Show marketing remark (321 chars)

    Fabulous manufactured home in Juniper Mobile Estates! Enjoy the panaramic mountain views from the large living room. New Carpet! Kitchen has breakfast bar, under cabinet lighting, new stove/range and hood. Additional living area off of kitchen with separate dining area as well. Covered porch and storage shed in carport.

23. 2024-02-27
    listed $145,000 Active 321-char remark

    Show marketing remark (321 chars)

    Fabulous manufactured home in Juniper Mobile Estates! Enjoy the panaramic mountain views from the large living room. New Carpet! Kitchen has breakfast bar, under cabinet lighting, new stove/range and hood. Additional living area off of kitchen with separate dining area as well. Covered porch and storage shed in carport.

24. 2024-02-26
    listed $145,000 Active
25. 2013-09-30
    soldstatus $35,000
26. 2012-08-14
    listed $36,000

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$375/yr (+$31/mo · 42.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $29,903
• − Mortgage interest: −$7,226
• − Property taxes: −$889
• − Insurance: −$645
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$3,753
• Taxable income: $12,606
• Est. tax owed @ 24.0%: −$3,025
• After-tax cash flow: $10,946/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 — Sequim

• Score: 70/100
• State rank: #245
• US rank: #7845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sequim, WA
• County: Clallam County · 31,052 people
• City population: 31,052
• 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

+258.3% since first listed

10 events — show timeline

• 2025-04-05 Listed $129,000 OLS
• 2025-04-05 Listed $129,000 NWMLS as Distributed by MLS Grid
• 2024-04-10 Sold (MLS) $145,000 NWMLS as Distributed by MLS Grid
• 2024-03-28 Sold (MLS) $145,000 OLS
• 2024-02-27 Pending — OLS
• 2024-02-27 Pending — NWMLS as Distributed by MLS Grid
• 2024-02-27 Listed $145,000 OLS
• 2024-02-26 Listed $145,000 NWMLS as Distributed by MLS Grid
• 2013-09-30 Sold (MLS) $35,000 NWMLS as Distributed by MLS Grid
• 2012-08-14 Listed $36,000 NWMLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2026): $889 · +20.3% YoY. Source: county tax records.