2725 E Fir St #80 · Mount Vernon, WA 98273

$82,500

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 30 Days on market

Built 1984 Est $95k · 13% under

---

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 +13.3/15.0
• 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

Quiet charming Park Village Estates! This unit backs to open space for a peaceful backyard. New exterior paint and new roof all within the last five years. Enclosed patio sitting area for summer evenings. Owner has installed solatubes for natural light throughout the interior. Three bedroom unit for more flexibility. Detached shop for hobbies and projects. Come see!

Key facts

• New exterior paint
• Detached shop
• New roof

Tags

• NEW EXTERIOR PAINT
• NEW ROOF
• ENCLOSED PATIO
• DETACHED SHOP

Property features AI

Finance

• Other: Mobile home remains
• Financial info: Land lease $1,400; Listing terms: Cash or Conventional
• HOA & community: Park Village community; 128 homes in the park; Senior community; Park amenities include clubhouse and security gate; Pets allowed: see remarks

Exterior

• Parking: Carport
• Security: Security gate; Park has security gate
• Utilities: Public water; Skagit County PUD #1 water service; City sewer (city of Mount Vernon); PSE power; Gas water heater
• Home design: Manufactured home (double wide); One story; Tie down foundation; Very good condition; Manufactured house structure type
• Construction: Composition roof
• Exterior features: Paved lot; Landscaped; Patio/porch/deck

Interior

• Kitchen: Kitchen with eating space
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Natural gas energy source
• Interior features: Water heater (exterior access); Bath off primary; Double pane windows; Patio/porch/deck; Utility room; Dining room; Family room; Living room; Kitchen with eating space
• Laundry & utility: 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 ($16k/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: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.7% 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 $570 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 30 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,262 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.88% ✓
• Cap rate: 25.71%
• Cash-on-cash: 69.35%
• DSCR: 4.09
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $94,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 E Fir St #41	0.02mi	2/2.0 (-1)	1,248 (-4%)	1mo	$85,000	$68	87
2725 Fir St #22	0.00mi	2/2.0 (-1)	1,272 (-2%)	10mo	$75,500	$59	84
2725 E Fir St #84	0.02mi	2/2.0 (-1)	1,280 (-1%)	10mo	$122,000	$95	84
2725 E Fir St	0.00mi	2/2.0 (-1)	1,334 (+3%)	11mo	$92,000	$69	81
2725 E Fir St #13	0.00mi	2/2.0 (-1)	1,344 (+4%)	13mo	$97,500	$73	78
2725 E Fir St #15	0.03mi	2/2.0 (-1)	1,152 (-11%)	3mo	$97,000	$84	72
2725 E Fir St #106	0.03mi	2/2.0 (-1)	1,440 (+11%)	4mo	$52,000	$36	72
2725 E Fir #43	0.02mi	2/2.0 (-1)	1,152 (-11%)	9mo	$64,000	$56	68
2725 E Fir St #85	0.00mi	2/2.0 (-1)	1,428 (+10%)	13mo	$115,000	$81	67
2725 E Fir St #110	0.00mi	2/2.0 (-1)	1,152 (-11%)	12mo	$55,000	$48	67
1905 N 33rd	0.64mi	3/2.0	1,274 (-2%)	9mo	$480,000	$377	60
1915 N 33rd Pl	0.67mi	2/2.0 (-1)	1,274 (-2%)	4mo	$399,000	$313	58

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: 68.1%
• Equity multiple: 4.03×
• Total profit: $70,085
• Equity at exit: $12,301

10-year hold

• IRR: 72.0%
• Equity multiple: 8.11×
• Total profit: $164,148
• Equity at exit: $7,133

Cash invested: $23,100 (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: $2,376 high
• Mortgage (P&I): −$433
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,335

Break-even live

Break-even rent $686

Max offer price $82,500

Occupancy floor 39%

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: $20,625
• Closing costs: $2,475
• 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 17 events

1. 2026-06-19
   days on market $82,500 Active 30 DOM
2. 2026-06-18
   days on market $82,500 Active 29 DOM
3. 2026-06-17
   days on market $82,500 Active 28 DOM
4. 2026-06-16
   days on market $82,500 Active 27 DOM
5. 2026-06-15
   days on market $82,500 Active 26 DOM
6. 2026-06-14
   days on market $82,500 Active 24 DOM
7. 2026-06-13
   days on market $82,500 Active 23 DOM
8. 2026-06-10
   days on market $82,500 Active 21 DOM
9. 2026-06-09
   days on market $82,500 Active 20 DOM
10. 2026-06-08
    days on market $82,500 Active 19 DOM
11. 2026-06-07
    days on market $82,500 Active 18 DOM
12. 2026-06-03
    days on market $82,500 Active 14 DOM
13. 2026-06-02
    days on market $82,500 Active 13 DOM
14. 2026-06-01
    days on market $82,500 Active 12 DOM
15. 2026-05-31
    days on market $82,500 Active 11 DOM
16. 2026-05-30
    days on market $82,500 Active 10 DOM
17. 2026-05-20
    listed $82,500 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: $897 · $75/mo
• Projected year-2 tax: $897 · $75/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 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: $28,508
• − Mortgage interest: −$4,621
• − Property taxes: −$897
• − Insurance: −$412
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$2,400
• Taxable income: $15,616
• Est. tax owed @ 24.0%: −$3,748
• After-tax cash flow: $12,272/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

1 event — show timeline

• 2026-05-20 Listed $82,500 NWMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2026): $897 · +3.5% YoY. Source: county tax records.