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

$75,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 39 Days on market

Built 1976 1,440 sqft lot $56/sqft · 25% below area Est $100k · 25% 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 +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

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!The home has had several updates through the years including like-new appliances, recentlly installed vinyl flooring in the kitchen and both bathrooms as wel

Key facts

• Vinyl flooring
• Like-new appliances
• Large pond

Tags

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

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Listing terms: Cash; Land lease amount applies
• HOA & community: Located in Park Village (127 homes); Senior community; Manufactured home park amenities: BBQs, clubhouse, common area, high-speed internet available, RV parking; Park 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 home; One level; South-facing; Has lake waterfront view; Made by Goldenwest; Average condition
• Construction: Metal/Vinyl construction materials; Pillar/Post/Pier foundation with tie-downs; Manufactured house (double wide)
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Landscaped; Paved lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl plank
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 2 showers
• Heating & cooling: Forced air heat; Stove / free-standing heating; Window unit(s) for cooling
• Interior features: Fireplace (wood-burning); Water heater (gas, located in utility closet); Jetted/soaking tub; Ceiling fan(s); Double pane windows
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.3% 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 34% 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 $519 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.
• Current owner paid $19k; list at $75k implies a 295% gain — meaningful room to come down on a strong offer.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 2.92% ✓
• Cap rate: 26.34%
• Cash-on-cash: 71.61%
• DSCR: 4.19
• GRM: 2.9

CMA / ARV

• ARV (median comp): $100,136
• List price: $75,000
• Delta: -25.10%
• 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
2725 E Fir St	0.00mi	2/2.0	1,334 (-1%)	11mo	$92,000	$69	89
2725 E Fir St #13	0.00mi	2/2.0	1,344 (0%)	13mo	$97,500	$73	89
2725 E Fir St #41	0.02mi	2/2.0	1,248 (-7%)	1mo	$85,000	$68	86
2725 E Fir St #106	0.03mi	2/2.0	1,440 (+7%)	4mo	$52,000	$36	84
2725 Fir St #22	0.00mi	2/2.0	1,272 (-5%)	10mo	$75,500	$59	83
2725 E Fir St #84	0.02mi	2/2.0	1,280 (-5%)	10mo	$122,000	$95	83
2725 E Fir St #15	0.03mi	2/2.0	1,152 (-14%)	3mo	$97,000	$84	72
2725 E Fir #99	0.00mi	2/2.0	1,524 (+13%)	9mo	$82,000	$54	70
2725 E Fir #43	0.02mi	2/2.0	1,152 (-14%)	9mo	$64,000	$56	68
2725 E Fir St #110	0.00mi	2/2.0	1,152 (-14%)	12mo	$55,000	$48	66
1915 N 33rd Pl	0.67mi	2/2.0	1,274 (-5%)	4mo	$399,000	$313	57
1905 N 33rd	0.64mi	3/2.0 (+1)	1,274 (-5%)	9mo	$480,000	$377	49

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: 70.5%
• Equity multiple: 4.15×
• Total profit: $66,201
• Equity at exit: $11,183

10-year hold

• IRR: 74.3%
• Equity multiple: 8.36×
• Total profit: $154,514
• Equity at exit: $6,485

Cash invested: $21,000 (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: $2,189 high
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $1,253

Break-even live

Break-even rent $603

Max offer price $75,000

Occupancy floor 38%

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: $18,750
• Closing costs: $2,250
• 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	$1,755	$2.17	20d	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	20d	1	0.74mi
3129 Arbor St Mount Vernon, WA	3.0	2.0	1244	$2,600	$2.09	20d	1	1.16mi
202 Dallas St Mount Vernon, WA	3.0	2.5	1582	$1,375	$0.87	20d	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	20d	1	1.37mi
1511 Shirley Pl Mount Vernon, WA	2.0	1.0	936	$2,250	$2.40	43d	1	1.38mi

Listing history 28 events

1. 2026-06-19
   days on market $75,000 Active 39 DOM
2. 2026-06-18
   days on market $75,000 Active 38 DOM
3. 2026-06-17
   days on market $75,000 Active 37 DOM
4. 2026-06-16
   days on market $75,000 Active 36 DOM
5. 2026-06-15
   days on market $75,000 Active 35 DOM
6. 2026-06-14
   days on market $75,000 Active 33 DOM
7. 2026-06-13
   days on market $75,000 Active 32 DOM
8. 2026-06-10
   days on market $75,000 Active 30 DOM
9. 2026-06-09
   days on market $75,000 Active 29 DOM
10. 2026-06-08
    days on market $75,000 Active 28 DOM
11. 2026-06-07
    days on market $75,000 Active 27 DOM
12. 2026-06-03
    days on market $75,000 Active 23 DOM
13. 2026-06-02
    days on market $75,000 Active 22 DOM
14. 2026-06-01
    days on market $75,000 Active 21 DOM
15. 2026-05-31
    days on market $75,000 Active 20 DOM
16. 2026-05-30
    days on market $75,000 Active 19 DOM
17. 2026-05-11
    listed $75,000 Active
18. 2013-02-08
    historical
19. 2013-02-08
    soldstatus $19,000 Sold
20. 2013-01-31
    status Pending Inspection
21. 2013-01-03
    price $20,000
22. 2012-11-27
    price $24,500
23. 2012-09-19
    listed $24,800 Active
24. 2008-04-18
    soldstatus $42,250
25. 2008-04-10
    historical
26. 2008-02-25
    listed $44,500
27. 2004-04-23
    soldstatus $40,000
28. 2004-02-13
    listed $44,500

ⓘ 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: $735 · $61/mo
• Expected delta: +$116/yr (+$10/mo · 18.7%)

ⓘ 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: $26,268
• − Mortgage interest: −$4,201
• − Property taxes: −$619
• − Insurance: −$375
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$2,182
• Taxable income: $14,688
• Est. tax owed @ 24.0%: −$3,525
• After-tax cash flow: $11,513/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

+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.