Mammoth Plan · Carlsborg, WA 98382

$329,000

3 bd · 2.0 ba · 1,944 sqft · SingleFamily · 134 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Cash flow +2.7/30.0
• Rent growth +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contemporary 3 bedroom, 2 bath home with just under 2,000 sf. Open concept plan with beautiful entry foyer, huge island kitchen, beautiful master bath and spacious covered porches.

Key facts

• Listed 133 days

🏗️ New construction. The $329,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $540,355.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (26.5% below list).
• Recommended offer: $242k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 2.8% in Carlsborg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Greywolf Elementary School (524 students, 50% FRL); Sequim Middle School (568 students, 52% FRL); Sequim Senior High (794 students, 50% FRL).
• Market conditions: 773 active listings in the ZIP; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $4k of loan paydown is wiped out by about $16k 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 134 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,739 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.45% ✗
• Cap rate: 2.24%
• Cash-on-cash: -14.47%
• DSCR: 0.36
• GRM: 18.6

CMA / ARV

• ARV (median comp): $540,355
• List price: $329,000
• Delta: -39.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Moonshadow Ln	0.50mi	3/2.0	1,961 (+1%)	2mo	$524,950	$268	73
72 Moonshadow Ln	0.51mi	3/2.0	1,832 (-6%)	0mo	$516,950	$282	66
114 Moonshadow Ln	0.51mi	3/2.0	1,832 (-6%)	2mo	$509,950	$278	65
144 Moonshadow Ln	0.51mi	3/2.0	1,832 (-6%)	3mo	$504,950	$276	64
73 Bolster Way	0.30mi	3/2.0	2,039 (+5%)	19mo	$586,000	$287	62
255 Joslin Rd	0.61mi	2/2.0 (-1)	1,908 (-2%)	16mo	$550,000	$288	50
131 Booth Ln	0.60mi	3/2.5	1,817 (-6%)	23mo	$605,000	$333	40
462 E Runnion	0.68mi	3/2.5	2,232 (+15%)	9mo	$725,000	$325	34
302 E Runnion Rd	0.59mi	3/1.5	1,731 (-11%)	24mo	$525,000	$303	33

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: -43.9%
• Equity multiple: -0.35×
• Total profit: $-203,730
• Equity at exit: $80,569

10-year hold

• IRR: -77.8%
• Equity multiple: -1.16×
• Total profit: $-326,889
• Equity at exit: $46,720

Cash invested: $151,299 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 14 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $551,950 ($313/sqft)
• Median days on market: 81 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -11.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98382

• Active inventory: 773
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,417 medium
• Mortgage (P&I): −$2,834
• Tax est. 1.5%: −$675 /mo · $8,105/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-1,825

Break-even live

Break-even rent $4,727

Max offer price $276,342

Occupancy floor —

Sensitivity live

Price	-10% $-1,451	-5% $-1,638	+0% $-1,825	+5% $-2,011	+10% $-2,198
Rent	-10% $-2,016	-5% $-1,920	+0% $-1,825	+5% $-1,729	+10% $-1,634
Rate	-1.0pp $-1,552	-0.5pp $-1,687	base $-1,825	+0.5pp $-1,965	+1.0pp $-2,107

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: $135,089
• Closing costs: $16,211
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $329,000 Active 134 DOM
2. 2026-08-07
   days on market $329,000 Active 133 DOM
3. 2026-08-06
   days on market $329,000 Active 132 DOM
4. 2026-08-05
   days on market $329,000 Active 131 DOM
5. 2026-08-04
   days on market $329,000 Active 130 DOM
6. 2026-08-03
   days on market $329,000 Active 129 DOM
7. 2026-07-31
   days on market $329,000 Active 126 DOM
8. 2026-07-30
   days on market $329,000 Active 125 DOM
9. 2026-07-29
   days on market $329,000 Active 124 DOM
10. 2026-07-27
    days on market $329,000 Active 122 DOM
11. 2026-07-25
    days on market $329,000 Active 120 DOM
12. 2026-07-24
    days on market $329,000 Active 119 DOM
13. 2026-07-23
    days on market $329,000 Active 118 DOM
14. 2026-07-22
    days on market $329,000 Active 117 DOM
15. 2026-07-21
    days on market $329,000 Active 116 DOM
16. 2026-07-18
    days on market $329,000 Active 113 DOM
17. 2026-07-17
    days on market $329,000 Active 111 DOM
18. 2026-07-15
    days on market $329,000 Active 110 DOM
19. 2026-07-14
    days on market $329,000 Active 109 DOM
20. 2026-07-13
    days on market $329,000 Active 108 DOM
21. 2026-07-12
    days on market $329,000 Active 107 DOM
22. 2026-07-11
    days on market $329,000 Active 106 DOM
23. 2026-07-11
    days on market $329,000 Active 105 DOM
24. 2026-07-09
    days on market $329,000 Active 104 DOM
25. 2026-07-08
    days on market $329,000 Active 103 DOM
26. 2026-07-07
    days on market $329,000 Active 102 DOM
27. 2026-07-06
    days on market $329,000 Active 101 DOM
28. 2026-07-05
    days on market $329,000 Active 100 DOM
29. 2026-07-04
    days on market $329,000 Active 99 DOM
30. 2026-07-03
    days on market $329,000 Active 98 DOM
31. 2026-07-02
    days on market $329,000 Active 97 DOM
32. 2026-07-01
    days on market $329,000 Active 96 DOM
33. 2026-06-30
    days on market $329,000 Active 95 DOM
34. 2026-06-29
    days on market $329,000 Active 94 DOM
35. 2026-06-28
    days on market $329,000 Active 93 DOM
36. 2026-06-27
    days on market $329,000 Active 92 DOM
37. 2026-06-26
    days on market $329,000 Active 90 DOM
38. 2026-06-22
    days on market $329,000 Active 87 DOM
39. 2026-06-19
    days on market $329,000 Active 84 DOM
40. 2026-06-18
    days on market $329,000 Active 83 DOM
41. 2026-06-17
    days on market $329,000 Active 82 DOM
42. 2026-06-16
    days on market $329,000 Active 81 DOM
43. 2026-06-15
    days on market $329,000 Active 80 DOM
44. 2026-06-14
    days on market $329,000 Active 78 DOM
45. 2026-06-12
    days on market $329,000 Active 77 DOM
46. 2026-06-09
    days on market $329,000 Active 74 DOM
47. 2026-06-08
    days on market $329,000 Active 73 DOM
48. 2026-06-07
    days on market $329,000 Active 72 DOM
49. 2026-06-05
    days on market $329,000 Active 69 DOM
50. 2026-06-03
    days on market $329,000 Active 68 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 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: $29,009
• − Mortgage interest: −$30,268
• − Property taxes: −$8,105
• − Insurance: −$2,702
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$15,719
• Taxable loss: −$32,427
• Est. tax savings @ 24.0%: +$7,783
• After-tax cash flow: $-14,112/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $9,720–$29,160 screening

This contemporary 3-bedroom home is in good condition with a modern design and ample space. It is ready for a fresh coat of paint and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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 Greywolf Elementary School Middle Sequim Middle School High Sequim Senior High

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

D Composite livability gradescore 59/100

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 · 76,817 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: 16% of renters

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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%

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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%

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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

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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

Price history

1 event — show timeline

• 2026-03-27 Listed $329,000 Zillow