4315 Nordum Rd · Everson, WA 98247

$350,000

3 bd · 0.5 ba · 735 sqft · SingleFamily public records · 26 Days on market

Built 1999 1.45 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +1.0/10.0

Listing remarks

Escape to your own private retreat with this rustic, fully furnished completely off-grid cabin nestled on 1.43 peaceful acres. Tucked away in a serene natural setting, this charming getaway offers the perfect place to relax, unplug, and enjoy the outdoors. Inside, you’ll find warm wood finishes, stunning log beam ceilings, woodburning stove and a cozy cabin atmosphere throughout. The kitchen is equipped with a propane stove and oven, making extended stays comfortable and convenient. There is an additional one bedroom Concetta perfect for a private sleeping area for guests. The property features an outhouse with an RV toilet and sink, while electricity is available at the driveway for

Key facts

• Off-grid cabin
• Propane stove
• Woodburning stove

Tags

• OFF-GRID CABIN
• RUSTIC CABIN
• WOODBURNING STOVE
• PROPANE STOVE
• WATER CATCHMENT SYSTEM
• OUTHOUSE WITH RV TOILET

Property features AI

Finance

• Other: Lot approximately 1.45 acres; Vegetation: brush and wooded
• Financial info: Cash only listing

Exterior

• Parking: Driveway
• Utilities: Water catchment system; No sewer; Propane and wood energy sources
• Home design: Single family home; One story; South-facing; Has a view; Built on lot
• Construction: Built in 1980 (effective year); Wood construction; Composition and metal roof options; Pillar/post/pier foundation
• Exterior features: Wood siding/wood products; Outbuildings; Paved site

Interior

• Kitchen: Range/stove included
• Bedrooms: 3 bedrooms (2 on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bath on main level; 1 half bath
• Heating & cooling: Wall furnace; Free‑standing stove heating (see remarks); No central air
• Interior features: Fireplace; Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-556 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (39.2% below list).
• Recommended offer: $213k (39.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.2% in Everson — 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 67/100 on livability (#294 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A, housing A; Watch: employment C-, cost of living C-, health & safety D.
• Nooksack Valley School District (rural): math 59% / reading 65% proficiency, ranked #50 of 291 in WA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sumas Elementary (283 students, 68% FRL); Nooksack Valley Middle School (419 students, 64% FRL); Nooksack Valley High School (507 students, 59% FRL) — zoned schools average 64% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 64 active listings in the ZIP; solid renter incomes; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,637 (39.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.61% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.58×
• Total profit: $155,138
• Equity at exit: $315,308

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $484,535
• Equity at exit: $679,973

Cash invested: $98,000 (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 98247

• Home prices YoY: 2.2%
• Active inventory: 64
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-556

Break-even live

Break-even rent $2,830

Max offer price $251,811

Occupancy floor —

Sensitivity live

Price	-10% $-358	-5% $-457	+0% $-556	+5% $-655	+10% $-754
Rent	-10% $-724	-5% $-640	+0% $-556	+5% $-472	+10% $-388
Rate	-1.0pp $-380	-0.5pp $-467	base $-556	+0.5pp $-647	+1.0pp $-739

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $350,000 Active 26 DOM
2. 2026-06-18
   days on market $350,000 Active 23 DOM
3. 2026-06-17
   days on market $350,000 Active 22 DOM
4. 2026-06-16
   days on market $350,000 Active 21 DOM
5. 2026-06-15
   days on market $350,000 Active 20 DOM
6. 2026-06-14
   days on market $350,000 Active 18 DOM
7. 2026-06-13
   days on market $350,000 Active 17 DOM
8. 2026-06-10
   days on market $350,000 Active 15 DOM
9. 2026-06-09
   days on market $350,000 Active 14 DOM
10. 2026-06-08
    days on market $350,000 Active 13 DOM
11. 2026-06-07
    days on market $350,000 Active 12 DOM
12. 2026-06-02
    days on market $350,000 Active 7 DOM
13. 2026-06-01
    days on market $350,000 Active 6 DOM
14. 2026-05-31
    days on market $350,000 Active 5 DOM
15. 2026-05-30
    days on market $350,000 Active 4 DOM
16. 2026-05-26
    listed $350,000 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: $3,053 · $254/mo
• Projected year-2 tax: $3,430 · $286/mo
• Expected delta: +$377/yr (+$31/mo · 12.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥85°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,516
• − Mortgage interest: −$19,605
• − Property taxes: −$3,053
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$10,182
• Taxable loss: −$13,156
• Est. tax savings @ 24.0%: +$3,157
• After-tax cash flow: $-3,512/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: Nooksack Valley School District
• NCES district ID: 5305670
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $55,264
• Composite: 54.76/100
• National rank: #2832
• State rank: #50 of 291 in WA

Livability — Everson

• Score: 67/100
• State rank: #294
• US rank: #10287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Whatcom County · 209,776 people
• Metro: Bellingham, WA
• Population (ZIP): 9,115
• Household income: $88,724
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 342.0

Population outlook (Whatcom County) Hauer SSP2

• Today (2025): 240,408 people
• By 2030: 254,667 · +5.9%
• By 2040: 281,365 · +17.0%
• By 2050: 307,592 · +27.9%
• By 2075: 375,576 · +56.2%
• By 2100: 421,637 · +75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 19% Two or more races 8% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Iranian 12% Portuguese 4% Italian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 14% Vietnamese 2% German/W. Germanic 1%

Political lean MEDSL · Whatcom

• 2024 margin: Strong D (+24.9) · D 60.8% · R 35.9% · Other 3.3%
• 2008→2024 swing: +6.9pp toward D · 2008: 18.0pp · 2024: 24.9pp
• All cycles: 2024: D+24.9 2020: D+23.9 2016: D+17.7 2012: D+12.1 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.90%
• Current HPI: 744.59
• Rent YoY: —
• Metro: Bellingham, 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

• 2026-05-26 Listed $350,000 NWMLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2026): $3,053 · +1.3% YoY. Source: county tax records.