44813 Kla-Ha-Nei Trl Unit 2-A-1 · Concrete, WA 98237

$94,999

None bd · None ba · — sqft · Manufactured · 1 Days on market

Fair condition 1,960 sqft lot $187/mo HOA

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Why this score? — see what drove the F 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
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Enjoy lake living at its best in the sought-after Lake Tyee community! This flat, corner lot features a turnkey 35' Sandpiper RV with a fully covered setup, bunk room and added living room, spacious deck, and beautiful lake views—comfortably sleeping 6+ for the perfect relaxing getaway or get together. Ideally located with direct lake access and just a short walk to the clubhouse, pools, playground, sport courts, mini golf, and nearby comfort station with restrooms and showers. Spend your days kayaking, fishing, swimming, hiking the scenic trails, or unwinding around the fire pit after a day on the lake. Covered wood storage adds convenience, while the welcoming community atmosphere m

Key facts

• Lake views
• Direct lake access
• Spacious deck

Tags

• LAKE VIEWS
• DIRECT LAKE ACCESS
• SPACIOUS DECK
• COVERED WOOD STORAGE

Property features AI

Finance

• Other: Zoned for recreation/cabin use
• Financial info: Listing terms: Cash
• HOA & community: Located in Lake Tyee Division No.2 with HOA; Monthly association fee of $187; HOA fee covers water, sewer, trash, road and common area maintenance, lawn service, snow removal, and security; Community amenities include athletic court, boat launch, clubhouse, gated entry, golf, park, playground, trails, and community waterfront/private beach

Exterior

• Parking: Off-street driveway parking; Uncovered parking for 4 vehicles; RV parking available
• Security: Gated community with security gate and security service
• Utilities: Community water; Septic sewer; Power passthrough via HOA (PSE); Internet via Starlink; Propane available
• Home design: Manufactured single-wide on land (Sandpiper 35FB); Detached; One story; Facing south; Has view
• Construction: Metal/vinyl construction; Composition and metal roof options; Tie-down foundation
• Exterior features: Metal/vinyl exterior; Deck; Outdoor fireplace; Patio; High-speed internet (Starlink); RV parking; Corner lot on a dirt road; Level topography; Open space

Interior

• Kitchen: Microwave, Refrigerator, Stove/Range
• Bedrooms: 1 bedroom on the main level; Option for a second bedroom
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom with tub and shower
• Heating & cooling: Forced air heating (high-efficiency); Central air conditioning
• Interior features: Microwave, Refrigerator, Stove/Range; Laminate and vinyl flooring; No basement
• Laundry & utility: Propane and electric energy sources

What this means for you Summary

Snapshot

• This is a manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-910 ($-11k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -4.4% vs local median 2.6% in Concrete — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#157 in WA, #3,709 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools D, crime F, amenities F.
• Concrete School District (rural): math 24% / reading 45% proficiency, ranked #255 of 291 in WA (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 561 units permitted in Skagit County in 2024 (270 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Skagit County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.00% ✗
• Cap rate: -4.36%
• Cash-on-cash: -38.05%
• DSCR: -0.69
• GRM: 0.0

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44754 Kachess Trl Unit 2C2	0.21mi	1/1.0	392	11mo	$65,000	$166	69
4980 Kahtai Trl Unit C-64	0.43mi	1/1.0	381	2mo	$105,000	$276	65
4636 Skagit Trl Unit 1D36	0.34mi	1/1.0	678	10mo	$65,000	$96	64
45153 Kalakala Trl Unit D-2	0.56mi	1/1.0	382	1mo	$180,000	$471	61
45016 Kachess Trl Unit 3C86	0.60mi	1/1.0	395	1mo	$95,000	$241	58
4605 Skagit Trl	0.29mi	2/1.0	644	20mo	$44,000	$68	57
45263 Tillicum Trl	0.71mi	1/1.0	483	2mo	$46,500	$96	53
45038 SIKHS Trl Unit 3C85	0.60mi	1/1.0	400	12mo	$145,950	$365	50
4996 Kullah Trl	0.62mi	1/1.0	377	11mo	$152,000	$403	49
45040 Tyee Dr S	0.46mi	1/1.0	400	20mo	$95,000	$238	49
45279 Kachess Trl	0.69mi	1/1.0	320	14mo	$58,000	$181	43
45272 Nesika Trl	0.70mi	1/1.0	700	16mo	$71,500	$102	41

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: -2.6%
• Equity multiple: 0.77×
• Total profit: $-6,062
• Equity at exit: $85,583

10-year hold

• IRR: 3.3%
• Equity multiple: 2.05×
• Total profit: $28,035
• Equity at exit: $184,562

Cash invested: $26,600 (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 98237

• Home prices YoY: 18.6%
• Active inventory: 96

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$187
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-910

Break-even live

Break-even rent $1,152

Max offer price —

Occupancy floor —

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $187 · $2,244/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-13
   statusdays on marketlisting id $94,999 Pending 1 DOM
2. 2026-06-10
   days on market $94,999 Active 15 DOM
3. 2026-06-09
   days on market $94,999 Active 14 DOM
4. 2026-06-08
   days on market $94,999 Active 13 DOM
5. 2026-06-07
   days on market $94,999 Active 12 DOM
6. 2026-06-02
   days on market $94,999 Active 7 DOM
7. 2026-06-01
   days on market $94,999 Active 6 DOM
8. 2026-05-31
   days on market $94,999 Active 5 DOM
9. 2026-05-30
   days on market $94,999 Active 4 DOM
10. 2026-05-26
    listed $94,999 Active

ⓘ 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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 16 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: $0
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$0
• − Management: −$0
• − HOA: −$2,244
• − Depreciation: −$2,764
• Taxable loss: −$13,027
• Est. tax savings @ 24.0%: +$3,126
• After-tax cash flow: $-7,793/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and maintenance, including roof, exterior siding, flooring, interior walls, HVAC system, and landscaping. These improvements will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Moderate exterior siding — Visible wear and tear.
• Major flooring — Severe wear and tear.
• Major interior walls/paint — Severe wear and tear.
• Major HVAC system — Visible rust and wear.
• Major landscaping — Overgrown vegetation and lack of maintenance.

Value-add opportunities

• Both roof repair — Fixing the roof will improve both the resale and rental value.
• Both exterior siding repair — Repairing the siding will improve the curb appeal and increase the property's value.
• Both flooring replacement — Replacing the flooring will improve the interior condition and increase the property's value.
• Both interior paint — Painting the interior walls will improve the condition and increase the property's value.
• Both HVAC system replacement — Replacing the HVAC system will improve the comfort and energy efficiency of the home, increasing its value.
• Both landscaping and curb appeal — Improving the landscaping and curb appeal will increase the property's value and attract more potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
exterior siding · Visible wear and tear.	Moderate	$3,000–15,000
flooring · Severe wear and tear.	Major	$15,000–50,000
interior walls/paint · Severe wear and tear.	Major	$15,000–50,000
HVAC system · Visible rust and wear.	Major	$15,000–50,000
landscaping · Overgrown vegetation and lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$78,000–265,000

Value-add ROI direction

• Both roof repair — Fixing the roof will improve both the resale and rental value. ↑
• Both exterior siding repair — Repairing the siding will improve the curb appeal and increase the property's value. ↑
• Both flooring replacement — Replacing the flooring will improve the interior condition and increase the property's value. ↑
• Both interior paint — Painting the interior walls will improve the condition and increase the property's value. ↑
• Both HVAC system replacement — Replacing the HVAC system will improve the comfort and energy efficiency of the home, increasing its value. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal will increase the property's value and attract more potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Concrete School District
• NCES district ID: 5301660
• Math proficiency: 24% ▼ -1.00%
• Reading proficiency: 45% ▲ 7.00%
• Median HH income: $43,849
• Composite: 31.96/100
• National rank: #11033
• State rank: #255 of 291 in WA

Livability — Concrete

• Score: 76/100
• State rank: #157
• US rank: #3709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,110

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Portuguese 5% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▲ 83.52%
• Current HPI: 533.5113
• Rent YoY: —
• Metro: —
• 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 $94,999 NWMLS as Distributed by MLS Grid