2725 E Fir St #50 · Mount Vernon, WA 98273

$40,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records

Manufactured home 55+ age-restricted Built 1976 Fair condition 1,440 sqft lot $30/sqft · 56% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -3.9

Listing remarks

This Goldenwest home has 2 Spacious bedrooms at opposite ends with 2 living room/family room areas, a full Bath attached to the Primary Bedroom and a remodeled 3/4 bathroom near the 2nd Bedroom and a dining area & kitchen between the Living rooms. This design is perfect for the possibility of roomates wanting a separate bedroom, living room & bathroom faclities along with the shared use of the sparkling kitchen and dining area in between them. This scenario makes living in this well maintained, 55+ park even more affordable!

Key facts

• Vinyl flooring
• Like-new appliances
• Large pond

Tags

• LIKE-NEW APPLIANCES
• VINYL FLOORING
• LARGE POND
• TRANQUILL RELAXING SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

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 $40k).
• Cap rate 40.1% vs local median 2.6% 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.
• Zoned schools: Madison Elementary (512 students, 63% FRL); Mount Baker Middle School (628 students, 73% FRL); Mount Vernon High School (1,977 students, 67% FRL).
• Market conditions: Rents rising (+2.3%/yr); 366 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 162d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $35k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $40k implies a 111% gain — meaningful room to come down on a strong offer.

Recommended offer $40,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.44% ✓
• Cap rate: 40.08%
• Cash-on-cash: 120.66%
• DSCR: 6.37
• GRM: 1.9

CMA / ARV

• ARV (median comp): $91,000
• List price: $40,000
• Delta: -56.04%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 E Fir St #83	0.00mi	2/2.0	1,267 (-6%)	1mo	$70,000	$55	89
2725 E Fir St #80	0.00mi	3/2.0 (+1)	1,296 (-4%)	2mo	$75,000	$58	88
2725 E Fir St #57	0.00mi	2/2.0	1,440 (+7%)	3mo	$148,000	$103	85
2725 E Fir St #41	0.02mi	2/2.0	1,248 (-7%)	5mo	$85,000	$68	83
2725 E Fir St #106	0.03mi	2/2.0	1,440 (+7%)	8mo	$52,000	$36	80
2725 E Fir St #15	0.03mi	2/2.0	1,152 (-14%)	8mo	$97,000	$84	68
2725 E Fir #99	0.00mi	2/2.0	1,524 (+13%)	13mo	$82,000	$54	66
2725 E Fir #43	0.02mi	2/2.0	1,152 (-14%)	13mo	$64,000	$56	64
1810 N 33rd Pl	0.63mi	3/2.0 (+1)	1,296 (-4%)	1mo	$403,000	$311	59
1915 N 33rd Pl	0.67mi	2/2.0	1,274 (-5%)	8mo	$399,000	$313	53
1710 N 33rd Pl	0.57mi	3/2.0 (+1)	1,512 (+12%)	2mo	$405,000	$268	46
1706 N 32nd Pl	0.53mi	3/2.0 (+1)	1,152 (-14%)	4mo	$387,700	$337	44

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: —
• Equity multiple: 6.72×
• Total profit: $64,084
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 13.81×
• Total profit: $143,459
• Equity at exit: $3,458

Cash invested: $11,200 (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 →

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

Active competition Active MLS

• For sale now: 3 active · 14 under contract
• Months of supply: 2.2 mo (44%/mo absorbed)
• Median asking: $105,000 ($78/sqft)
• Median days on market: 19 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.3% vs current asking $/sqft

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

ZIP-level market 98273

• Rents YoY: 2.3%
• Active inventory: 366
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$210
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$17
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $1,126

Break-even live

Break-even rent $352

Max offer price $40,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,149	-5% $1,138	+0% $1,126	+5% $1,115	+10% $1,104
Rent	-10% $986	-5% $1,056	+0% $1,126	+5% $1,196	+10% $1,267
Rate	-1.0pp $1,146	-0.5pp $1,136	base $1,126	+0.5pp $1,116	+1.0pp $1,105

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: $10,000
• Closing costs: $1,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 N 26th St Mount Vernon, WA	1.0–2.0	1.0	723	$1,995	$2.76	0d	9	0.32mi
2519 Stonebridge Way Mount Vernon, WA	3.0	2.0	1710	$2,800	$1.64	10d	1	0.37mi
1115 Nylin Ct Mount Vernon, WA	3.0	1.0	1032	$2,500	$2.42	184d	1	0.50mi
3312 E College Way Mount Vernon, WA	3.0	1.0	1305	$2,600	$1.99	1d	1	0.52mi
3316 E College Way Unit A Mount Vernon, WA	3.0	1.0	916	$2,000	$2.18	184d	1	0.53mi
1017 N Viewmont Dr Mount Vernon, WA	3.0	3.5	1608	$2,850	$1.77	51d	1	0.56mi
119 N 29th Pl Mount Vernon, WA	3.0	1.0	1098	$2,700	$2.46	184d	1	0.62mi
1508 N Waugh Rd Apt B Mount Vernon, WA	2.0	1.0	1021	$2,300	$2.25	162d	1	0.74mi
2400 Carpenter St Mount Vernon, WA	3.0	1.0	1558	$2,450	$1.57	50d	1	0.76mi
2002 E Division St Mount Vernon, WA	2.0	1.0	900	$1,625	$1.81	10d	1	0.78mi
1825 E Division St Mount Vernon, WA	2.0	1.0	900	$1,895	$2.11	26d	1	0.79mi
3129 Arbor St Mount Vernon, WA	3.0	2.0	1244	$2,600	$2.09	162d	1	1.16mi
3301 Park Ln Unit E Mount Vernon, WA	2.0	2.0	1374	$2,350	$1.71	50d	1	1.21mi
1020 S 16th St Unit 1020 Mount Vernon, WA	2.0	1.0	900	$1,900	$2.11	8d	1	1.22mi
202 Dallas St Mount Vernon, WA	3.0	2.5	1582	$1,375	$0.87	162d	1	1.32mi
2430 W Meadow Blvd Mount Vernon, WA	3.0	2.5	1400	$3,000	$2.14	184d	1	1.33mi
1002 S 12th St Mount Vernon, WA	2.0	1.0	1052	$2,575	$2.45	162d	1	1.37mi
1511 Shirley Pl Mount Vernon, WA	2.0	1.0	936	$2,250	$2.40	184d	1	1.38mi

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Listing terms: CashLand lease amount applies
• HOA & community: Located in Park Village (127 homes)Senior communityManufactured home park amenities: BBQs, clubhouse, common area, high-speed internet available, RV parkingPark approved for sale

Exterior

• Parking: Carport
• Utilities: Public water (City of MV)Public sewer (City of MV)Electric service (PSE)Energy sources: Electric and natural gas
• Home design: Manufactured double-wide homeOne levelSouth-facingHas lake waterfront viewMade by GoldenwestAverage condition
• Construction: Metal/Vinyl construction materialsPillar/Post/Pier foundation with tie-downsManufactured house (double wide)
• Exterior features: Metal/vinyl exteriorPatio/porch/deckLandscapedPaved lot

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
• Bedrooms: 2 bedrooms
• Flooring: LaminateVinyl plank
• Bathrooms: 1 full bath1 three-quarter bath1 bathtub2 showers
• Heating & cooling: Forced air heatStove / free-standing heatingWindow unit(s) for cooling
• Interior features: Fireplace (wood-burning)Water heater (gas, located in utility closet)Jetted/soaking tubCeiling fan(s)Double pane windows
• Laundry & utility: WasherDryerUtility room

Listing history 50 events

1. 2026-09-28
   price $40,000 Active
2. 2026-09-21
   days on market $64,000 Active
3. 2026-09-20
   days on market $64,000 Active 132 DOM
4. 2026-09-18
   days on market $64,000 Active 130 DOM
5. 2026-09-17
   days on market $64,000 Active 129 DOM
6. 2026-09-16
   days on market $64,000 Active 128 DOM
7. 2026-09-15
   days on market $64,000 Active 127 DOM
8. 2026-09-14
   days on market $64,000 Active 126 DOM
9. 2026-09-13
   days on market $64,000 Active 125 DOM
10. 2026-09-12
    days on market $64,000 Active 124 DOM
11. 2026-09-11
    days on market $64,000 Active 123 DOM
12. 2026-09-05
    days on market $64,000 Active 117 DOM
13. 2026-09-04
    days on market $64,000 Active 116 DOM
14. 2026-09-03
    days on market $64,000 Active 115 DOM
15. 2026-08-31
    days on market $64,000 Active 112 DOM
16. 2026-08-30
    days on market $64,000 Active 111 DOM
17. 2026-08-29
    days on market $64,000 Active 110 DOM
18. 2026-08-28
    days on market $64,000 Active 109 DOM
19. 2026-08-27
    days on market $64,000 Active 108 DOM
20. 2026-08-25
    days on market $64,000 Active 106 DOM
21. 2026-08-24
    days on market $64,000 Active 105 DOM
22. 2026-08-23
    days on market $64,000 Active 104 DOM
23. 2026-08-22
    days on market $64,000 Active 103 DOM
24. 2026-08-21
    days on market $64,000 Active 102 DOM
25. 2026-08-20
    days on market $64,000 Active 101 DOM
26. 2026-08-19
    days on market $64,000 Active 100 DOM
27. 2026-08-18
    days on market $64,000 Active 99 DOM
28. 2026-08-17
    days on market $64,000 Active 98 DOM
29. 2026-08-16
    days on market $64,000 Active 97 DOM
30. 2026-08-15
    days on market $64,000 Active 96 DOM
31. 2026-08-15
    days on market $64,000 Active 95 DOM
32. 2026-08-13
    days on market $64,000 Active 94 DOM
33. 2026-08-12
    days on market $64,000 Active 93 DOM
34. 2026-08-12
    price $64,000 Active 92 DOM
35. 2026-08-11
    days on market $69,000 Active 92 DOM
36. 2026-08-10
    days on market $69,000 Active 91 DOM
37. 2026-08-09
    days on market $69,000 Active 90 DOM
38. 2026-08-08
    days on market $69,000 Active 89 DOM
39. 2026-08-07
    days on market $69,000 Active 88 DOM
40. 2026-08-06
    days on market $69,000 Active 87 DOM
41. 2026-08-05
    days on market $69,000 Active 86 DOM
42. 2026-08-04
    days on market $69,000 Active 85 DOM
43. 2026-08-03
    days on market $69,000 Active 84 DOM
44. 2026-07-31
    days on market $69,000 Active 81 DOM
45. 2026-07-30
    days on market $69,000 Active 80 DOM
46. 2026-07-29
    days on market $69,000 Active 79 DOM
47. 2026-07-27
    days on market $69,000 Active 77 DOM
48. 2026-07-25
    days on market $69,000 Active 75 DOM
49. 2026-07-24
    days on market $69,000 Active 74 DOM
50. 2026-07-23
    days on market $69,000 Active 73 DOM

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $619 · $52/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: $21,330
• − Mortgage interest: −$2,241
• − Property taxes: −$619
• − Insurance: −$200
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$1,164
• Taxable income: $13,694
• Est. tax owed @ 24.0%: −$3,287
• After-tax cash flow: $10,228/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $33,600–$60,480 screening

This manufactured home requires significant exterior and interior repairs, including painting and landscaping. Upgrades to the exterior siding and landscaping will significantly improve its resale and rental value.

Repairs flagged

• Major Exterior siding — The exterior siding is weathered and faded, indicating significant wear and tear.
• Major Landscaping — The landscaping is overgrown and sparse, indicating a lack of maintenance.

Value-add opportunities

• Resale Paint exterior siding — Painting the exterior siding will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Paint interior walls — Painting the interior walls will improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale Replace carpet flooring — Replacing the carpet flooring with a more modern and durable flooring option will improve the home's appearance and make it more attractive to potential buyers. ↑
• Both Landscaping maintenance — Maintaining the landscaping will improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 Harriet Rowley Middle Mount Baker Middle School High Mount Vernon High School

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

B Composite livability gradescore 79/100

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 · 131,498 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: 16% of renters

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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%

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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%
• Languages at home: 71% English-only · Spanish 25% Russian/Polish/Slavic 1% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Listing terms: CashLand lease amount applies
• HOA & community: Located in Park Village (127 homes)Senior communityManufactured home park amenities: BBQs, clubhouse, common area, high-speed internet available, RV parkingPark approved for sale

Exterior

• Parking: Carport
• Utilities: Public water (City of MV)Public sewer (City of MV)Electric service (PSE)Energy sources: Electric and natural gas
• Home design: Manufactured double-wide homeOne levelSouth-facingHas lake waterfront viewMade by GoldenwestAverage condition
• Construction: Metal/Vinyl construction materialsPillar/Post/Pier foundation with tie-downsManufactured house (double wide)
• Exterior features: Metal/vinyl exteriorPatio/porch/deckLandscapedPaved lot

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRefrigeratorStove/Range
• Bedrooms: 2 bedrooms
• Flooring: LaminateVinyl plank
• Bathrooms: 1 full bath1 three-quarter bath1 bathtub2 showers
• Heating & cooling: Forced air heatStove / free-standing heatingWindow unit(s) for cooling
• Interior features: Fireplace (wood-burning)Water heater (gas, located in utility closet)Jetted/soaking tubCeiling fan(s)Double pane windows
• Laundry & utility: WasherDryerUtility room

Price history

+68.5% since first listed

12 events — show timeline

• 2026-05-11 Listed $75,000 NWMLS as Distributed by MLS Grid
• 2013-02-08 Delisted — NWMLS as Distributed by MLS Grid
• 2013-02-08 Sold (MLS) $19,000 NWMLS as Distributed by MLS Grid
• 2013-01-31 Pending — NWMLS as Distributed by MLS Grid
• 2013-01-03 Price Changed $20,000 NWMLS as Distributed by MLS Grid
• 2012-11-27 Price Changed $24,500 NWMLS as Distributed by MLS Grid
• 2012-09-19 Listed $24,800 NWMLS as Distributed by MLS Grid
• 2008-04-18 Sold (MLS) $42,250 NWMLS as Distributed by MLS Grid
• 2008-04-10 Delisted — NWMLS as Distributed by MLS Grid
• 2008-02-25 Listed $44,500 NWMLS as Distributed by MLS Grid
• 2004-04-23 Sold (MLS) $40,000 NWMLS as Distributed by MLS Grid
• 2004-02-13 Listed $44,500 NWMLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2026): $619 · +3.6% YoY. Source: county tax records.