1297 SE Carl Pickle Dr · Port Orchard, WA 98366

$79,900

3 bd · 1.5 ba · 840 sqft · Manufactured · 2 Days on market

Built 1983 Good condition Est $82k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 1983 3-bedroom, 840 sq ft manufactured home in the highly desirable Orchard Bluff 55+ community. Known for its peaceful atmosphere and welcoming neighborhood feel, Orchard Bluff is a sought-after destination for buyers seeking comfortable, low-maintenance living. Conveniently located with easy access to Highway 16, commuting to Bremerton, Port Orchard, and the surrounding areas is simple and efficient. Everyday essentials are just minutes away, including grocery stores, restaurants, shopping, and fast-dining options—offering convenience while still maintaining a quiet residential setting. Inside, the home features a functional and inviting layout

Key facts

• 21 parking spots
• Built 1983
• Listed 2 days

Property features AI

Finance

• Financial info: Land lease: $450; Listing terms: Cash
• HOA & community: Located in Orchard Bluff park; Senior community; Park amenities include clubhouse and common area; Pets allowed (cats and dogs; see remarks)

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electric power; Electric water heater; Cable connected (Astound); Internet connected (Astound)
• Home design: Manufactured single-wide home; One story; Mobile home remains; Good condition; Made by SKYLINE HOMETTE; Skirted with metal
• Construction: Metal/vinyl construction; Metal roof; Concrete ribbon foundation with tie downs; Manufactured after 6/15/1976
• Exterior features: Metal/vinyl exterior; Paved lot; Patio/porch/deck

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bath; 1 half bath; 1 shower
• Heating & cooling: Ductless heating; Forced air heating; Central air conditioning
• Interior features: Water heater; Entry; Family room; Kitchen with eating space; Bath off primary; Drapes; Double pane windows; Patio/porch/deck
• Laundry & utility: Washer; Dryer; On-site storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $80k. Condition is rated good.

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 $80k).
• Cap rate 23.7% vs local median 3.0% in Port Orchard — 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 (#110 in WA, #2,167 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: crime D-, commute F, cost of living F.
• South Kitsap School District (suburban): math 52% / reading 64% proficiency, ranked #71 of 291 in WA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Port Orchard Elementary (474 students, 90% FRL); South Kitsap High School (2,389 students, 40% FRL) — zoned schools average 65% FRL vs 29% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 251 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,294 units permitted in Kitsap County in 2024 (302 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kitsap County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. Crime grade is D 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?
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: 2.71% ✓
• Cap rate: 23.67%
• Cash-on-cash: 62.06%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $82,320
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1297 SE Carl Pickel Dr	0.00mi	3/1.5	840 (0%)	1mo	$82,500	$98	100
1260 SE Carl Pickle Dr Spc 80	0.10mi	2/2.0 (-1)	891 (+6%)	1mo	$120,000	$135	77
1278 SE Carl Pickel Dr	0.10mi	2/2.0 (-1)	868 (+3%)	17mo	$75,000	$86	69
1251 SE Carl Pickle Dr	0.13mi	2/1.5 (-1)	960 (+14%)	0mo	$69,500	$72	65

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 · 0.35% rent growth · sell at horizon

5-year hold

• IRR: 57.9%
• Equity multiple: 3.47×
• Total profit: $55,151
• Equity at exit: $11,913

10-year hold

• IRR: 61.8%
• Equity multiple: 6.42×
• Total profit: $121,169
• Equity at exit: $6,908

Cash invested: $22,372 (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 98366

• Rents YoY: 0.3%
• Active inventory: 251
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $1,157

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 42%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2843 Harold Dr SE Unit B Port Orchard, WA	2.0	2.0	1054	$1,725	$1.64	21d	1	0.28mi
240 Poplar St Port Orchard, WA	3.0	2.0	1022	$1,995	$1.95	44d	1	0.38mi
1800 Sidney Ave Port Orchard, WA	1.0–3.0	1.0–2.0	869	$2,222	$2.56	13d	13	0.46mi
1324 Garrison Ave Port Orchard, WA	2.0	1.0	864	$2,000	$2.31	21d	1	0.55mi
515 Forest Park St Port Orchard, WA	3.0	2.0	1107	$2,650	$2.39	13d	1	0.57mi
1329 Sherman Ave Port Orchard, WA	2.0	1.0	912	$2,100	$2.30	43d	1	0.64mi
2099 Jefferson Ave SE Port Orchard, WA	1.0–2.0	1.0	750	$1,705	$2.27	21d	4	0.78mi
2250 Sidney Ave Port Orchard, WA	1.0–2.0	1.0	700	$1,625	$2.32	43d	4	0.81mi
1481 SE Blueberry Rd Port Orchard, WA	1.0–2.0	1.0–2.0	847	$2,295	$2.71	43d	11	0.85mi
1511 SE Blueberry Rd Unit 104 Port Orchard, WA	2.0	1.0	820	$2,150	$2.62	43d	1	0.86mi
1511 SE Blueberry Rd Unit 301 Port Orchard, WA	2.0	1.5	880	$2,175	$2.47	43d	1	0.86mi
1491 SE Blueberry Rd Unit 308 Port Orchard, WA	2.0	2.0	1000	$2,295	$2.29	13d	1	0.87mi
1491 SE Blueberry Rd Unit 206 Port Orchard, WA	2.0	2.0	1000	$2,195	$2.19	21d	1	0.87mi
1501 SE Blueberry Rd Apt 107 Port Orchard, WA	2.0	1.0	930	$2,125	$2.28	43d	1	0.88mi
1501 SE Blueberry Rd Apt 106 Port Orchard, WA	2.0	1.0	820	$2,150	$2.62	43d	1	0.88mi
1501 SE Blueberry Rd Apt 305 Port Orchard, WA	2.0	1.5	930	$2,150	$2.31	43d	1	0.88mi
1501 SE Blueberry Rd Unit 108 Port Orchard, WA	2.0	1.0	820	$2,175	$2.65	43d	1	0.88mi
1501 SE Blueberry Rd Apt 307 Port Orchard, WA	2.0	1.5	930	$2,175	$2.34	43d	1	0.88mi
502 Kendall St Port Orchard, WA	2.0	1.5	1008	$1,950	$1.93	13d	1	0.93mi
2192 SE Sedgwick Rd Port Orchard, WA	2.0	1.0–2.0	739	$2,450	$3.31	13d	22	1.32mi
4210 Eastwood Ave SE Port Orchard, WA	3.0	2.0	1008	$2,800	$2.78	21d	1	1.35mi
3390 Starboard Ln SE Port Orchard, WA	2.0–3.0	2.0	975	$2,350	$2.41	13d	3	1.39mi
4999 Sidney Rd SW Port Orchard, WA	1.0–3.0	1.0–2.0	961	$2,549	$2.65	13d	21	1.46mi
3061 SE Maple St Port Orchard, WA	2.0	1.0	920	$2,000	$2.17	13d	1	1.47mi
1740 Kidd Ave SE Unit 45 Port Orchard, WA	2.0	1.5	1000	$1,800	$1.80	13d	1	1.49mi

Listing history 3 events

1. 2026-05-17
   status Pending
2. 2026-05-14
   status Pending - Backup Offer Requested
3. 2026-05-12
   listed $79,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,961
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$2,324
• Taxable income: $13,409
• Est. tax owed @ 24.0%: −$3,218
• After-tax cash flow: $10,665/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 1983 manufactured home in Orchard Bluff 55+ community is ready for a fresh coat of paint and some minor updates to the kitchen. It offers a good starting point for a cosmetic renovation.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and appearance
• Both Replace kitchen countertops — New countertops enhance functionality and appearance
• Both Landscaping refresh — Fresh landscaping improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace kitchen countertops — New countertops enhance functionality and appearance ↑
• Both Landscaping refresh — Fresh landscaping improves curb appeal and enhances property value ↑

ⓘ 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: South Kitsap School District
• NCES district ID: 5308160
• Math proficiency: 52% ▲ 2.00%
• Reading proficiency: 64% ▲ 3.00%
• Median HH income: $62,824
• Composite: 52.31/100
• National rank: #3445
• State rank: #71 of 291 in WA

Livability — Port Orchard

• Score: 79/100
• State rank: #110
• US rank: #2167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Orchard, WA
• County: Kitsap County · 243,099 people
• City population: 68,721
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 36,965
• Household income: $92,011
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 1031.0

Population outlook (Kitsap County) Hauer SSP2

• Today (2025): 277,525 people
• By 2030: 285,040 · +2.7%
• By 2040: 294,957 · +6.3%
• By 2050: 300,622 · +8.3%
• By 2075: 315,580 · +13.7%
• By 2100: 304,340 · +9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 13% Hispanic / Latino 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Italian 9% Portuguese 4% Slovak 3%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Kitsap

• 2024 margin: Strong D (+20.9) · D 58.8% · R 37.9% · Other 3.3%
• 2008→2024 swing: +8.6pp toward D · 2008: 12.3pp · 2024: 20.9pp
• All cycles: 2024: D+20.9 2020: D+18.1 2016: D+11.6 2012: D+11.1 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -432.79%
• Current HPI: 354.2856
• Rent YoY: ▲ 0.35%
• Metro: Bremerton-Silverdale-Port Orchard, 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

3 events — show timeline

• 2026-05-17 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-14 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-12 Listed $79,900 NWMLS as Distributed by MLS Grid