24443 Wicker Rd #40 · Sedro-Woolley, WA 98284

$34,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 12 Days on market

Built 1973

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Why this score? — see what drove the C- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully maintained home! Located in Parkwood Mobile Manor(55 plus community) this home features a new furnace and hot water tank. Laminate flooring throughout and a large step in shower. There is a small wood stove to help keep warm in those winter months. Nice covered porch for sitting outside and enjoying your morning coffee or just relaxing. This home is cozy and ready for you to call it home! Buyers subject to park approval.

Key facts

• Hot water tank
• Covered porch
• New furnace

Tags

• NEW FURNACE
• HOT WATER TANK
• LAMINATE FLOORING
• LARGE STEP IN SHOWER
• SMALL WOOD STOVE
• COVERED PORCH

Property features AI

Finance

• Other: Buyer brokerage compensation available: $1,500
• Financial info: Cash offers only (listing terms)
• HOA & community: Located in Parkwood Mobile Manor (58 homes in park); Senior community with senior exemption; Pets allowed — see remarks; Land lease: $680

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Public water; Septic sewer; Electrical service by PSE; Electric water heater; Cable: Xfinity; Internet: Xfinity
• Home design: Manufactured single-wide home (Four Seasons); One level; Faces east; Mobile home remains
• Construction: Metal roof; Metal skirt; Tie-down foundation; Constructed with metal/vinyl materials; Manufactured house
• Exterior features: Patio/porch/deck; Metal/vinyl exterior

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 three-quarter bath with shower
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Fireplace; Water heater (outside at back of home)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $34k.

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 $34k).
• Cap rate 46.8% vs local median 2.4% in Sedro-Woolley — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Sedro-Woolley School District (suburban): math 47% / reading 58% proficiency, ranked #117 of 291 in WA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 226 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 561 units permitted in Skagit County in 2024 (270 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($235 loan paydown + $3k appreciation (10.0% local appreciation)).
• Skagit County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $16k; list at $34k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $34,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 5.14% ✓
• Cap rate: 46.76%
• Cash-on-cash: 144.51%
• DSCR: 7.43
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $77,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24443 Wicker Rd #40	0.00mi	2/1.0	720 (0%)	1mo	$34,000	$47	99
24356 Wicker Rd #21	0.26mi	2/1.0	784 (+9%)	11mo	$85,000	$108	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.62×
• Total profit: $91,563
• Equity at exit: $30,630

10-year hold

• IRR: —
• Equity multiple: 23.30×
• Total profit: $212,269
• Equity at exit: $66,055

Cash invested: $9,520 (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 98284

• Home prices YoY: 3.5%
• Active inventory: 226
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$178
• Tax est. 1.5%: −$42 /mo · $510/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $1,146

Break-even live

Break-even rent $297

Max offer price $34,000

Occupancy floor 29%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Wicker Rd Sedro Woolley, WA	1.0–2.0	1.0	725	$1,695	$2.34	21d	3	0.34mi
1135 Dean Dr Unit A-5 Sedro-Woolley, WA	1.0	1.0	625	$1,495	$2.39	21d	1	0.37mi
720 Murdock St Unit 206 Sedro-Woolley, WA	1.0	1.0	508	$1,650	$3.25	43d	1	1.04mi

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-13
   status Active
3. 2026-04-12
   status Pending
4. 2026-04-10
   listed $34,000 Active
5. 2003-03-11
   soldstatus $16,500
6. 2003-01-27
   listed $16,500

ⓘ 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 3/10 Moderate FEMA zone X · 17% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥83°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,984
• − Mortgage interest: −$1,905
• − Property taxes: −$510
• − Insurance: −$170
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$989
• Taxable income: $14,053
• Est. tax owed @ 24.0%: −$3,373
• After-tax cash flow: $10,385/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: Sedro-Woolley School District
• NCES district ID: 5307740
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $57,385
• Composite: 47.45/100
• National rank: #5005
• State rank: #117 of 291 in WA

Livability — Sedro-Woolley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Skagit County · 118,108 people
• Metro: Mount Vernon-Anacortes, WA
• Population (ZIP): 27,835
• Household income: $93,006
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 502.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Portuguese 6% Slovak 4% Italian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 88% English-only · Spanish 10% German/W. Germanic 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: ▲ 43.42%
• Current HPI: 1280.83
• Rent YoY: —
• 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

+106.1% since first listed

6 events — show timeline

• 2026-04-24 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-13 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-12 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-10 Listed $34,000 NWMLS as Distributed by MLS Grid
• 2003-03-11 Sold (MLS) $16,500 NWMLS as Distributed by MLS Grid
• 2003-01-27 Listed $16,500 NWMLS as Distributed by MLS Grid

Property tax history

-10.8%/yr

Latest (2026): $21 · +0.0% YoY. Source: county tax records.