2930 Taylor Rd #10 · Oak Harbor, WA 98277

$159,900

2 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 23 Days on market

Manufactured home Built 2000 8.69 ac lot $87/sqft · 69% below area

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.9/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy comfortable Pacific Northwest living in this well-maintained manufactured home featuring 2 bedrooms plus a versatile den and 2 full baths. The thoughtful floor plan offers excellent separation of space, with the primary suite privately located on one side of the home and the secondary bedroom and den on the other—ideal for guests, a home office, or hobby space. The spacious kitchen is the heart of the home, featuring new countertops, a convenient island, and an open layout that flows seamlessly into the great room—perfect for everyday living and entertaining. Laminate hardwood flooring runs throughout the home, offering both style and easy maintenance. The primary suite in

Key facts

• Open layout
• Convenient island
• 5-piece bath

Tags

• NEW COUNTERTOPS
• CONVENIENT ISLAND
• OPEN LAYOUT
• LAMINATE HARDWOOD FLOORING
• 5-PIECE BATH
• JETTED TUB

Property features AI

Finance

• Other: Taxes reported (2025); Calculated building area: 1836
• Financial info: Acceptable financing: Cash or Conventional
• HOA & community: Home is in a park approved for sale; Park name: Maple Hill; Approximately 12 homes in the park; Pets allowed; Land lease applies ($570)

Exterior

• Parking: Uncovered parking; 2 open parking spaces
• Utilities: Community/shared well water (HOA); Sewer provided by HOA; Electric service by PSE; Cable: Xfinity; Internet: Xfinity
• Home design: Manufactured double-wide home; Single-level; Faces west; Model 178906; Mobile home remains on site
• Construction: Cement plank and metal/vinyl construction; Tie-down foundation; Built as a manufactured house (post-1976)
• Exterior features: Cement planked siding; Metal/Vinyl exterior; Located in a manufactured home park (Maple Hill)

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Double pane windows; Skylights; Vaulted ceilings; Jetted/soaking tub; Bath off primary
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (3.4% below list).
• Recommended offer: $154k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.6% in Oak Harbor — 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 77/100 on livability (#149 in WA, #3,120 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A; Watch: amenities D+, cost of living D+.
• Oak Harbor School District (town): math 49% / reading 61% proficiency, ranked #98 of 291 in WA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crescent Harbor Elem (481 students, 62% FRL); North Whidbey Middle School (721 students, 43% FRL); Oak Harbor High School (1,566 students, 38% FRL) — zoned schools average 48% FRL vs 28% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 287 active listings in the ZIP; solid renter incomes; 402 units permitted in Island County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Island County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $154,399 (3.4% below list)

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 B-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. 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: 0.97% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $508,048
• List price: $159,900
• Delta: -63.59%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3109 Taylor Rd	0.46mi	3/2.0 (+1)	1,774 (-3%)	10mo	$510,000	$287	60

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 · 5.36% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-8,399
• Equity at exit: $23,842

10-year hold

• IRR: 7.1%
• Equity multiple: 1.59×
• Total profit: $26,455
• Equity at exit: $13,825

Cash invested: $44,772 (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 98277

• Rents YoY: 5.4%
• Active inventory: 287
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $217

Break-even live

Break-even rent $1,270

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $307	-5% $262	+0% $217	+5% $171	+10% $126
Rent	-10% $95	-5% $156	+0% $217	+5% $278	+10% $339
Rate	-1.0pp $297	-0.5pp $257	base $217	+0.5pp $175	+1.0pp $133

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $159,900 Active 23 DOM
2. 2026-06-19
   days on market $159,900 Active 21 DOM
3. 2026-06-18
   days on market $159,900 Active 20 DOM
4. 2026-06-17
   days on market $159,900 Active 19 DOM
5. 2026-06-16
   days on market $159,900 Active 18 DOM
6. 2026-06-15
   days on market $159,900 Active 17 DOM
7. 2026-06-14
   days on market $159,900 Active 15 DOM
8. 2026-06-13
   days on market $159,900 Active 14 DOM
9. 2026-06-10
   days on market $159,900 Active 12 DOM
10. 2026-06-09
    days on market $159,900 Active 11 DOM
11. 2026-06-08
    days on market $159,900 Active 10 DOM
12. 2026-06-07
    days on market $159,900 Active 9 DOM
13. 2026-06-03
    days on market $159,900 Active 5 DOM
14. 2026-06-02
    days on market $159,900 Active 4 DOM
15. 2026-06-01
    days on market $159,900 Active 3 DOM
16. 2026-05-31
    days on market $159,900 Active 2 DOM
17. 2026-04-14
    price $185,000
18. 2026-03-12
    listed $199,000 Active
19. 2021-12-03
    soldstatus $150,000 Closed
20. 2021-11-02
    status Pending
21. 2021-10-29
    listed $150,000 Active
22. 1999-06-29
    soldstatus $67,995

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: +$392/yr (+$33/mo · 33.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥79°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,528
• − Mortgage interest: −$8,957
• − Property taxes: −$1,175
• − Insurance: −$800
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,652
• Taxable loss: −$20
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $2,605/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: Oak Harbor School District
• NCES district ID: 5305940
• Math proficiency: 49% ▲ 1.00%
• Reading proficiency: 61% ▲ 1.00%
• Median HH income: $53,606
• Composite: 49.07/100
• National rank: #4427
• State rank: #98 of 291 in WA

Livability — Oak Harbor

• Score: 77/100
• State rank: #149
• US rank: #3120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Island County · 71,196 people
• City population: 40,917
• Metro: Oak Harbor, WA
• Population (ZIP): 40,917
• Household income: $83,253
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1359.0

Population outlook (Island County) Hauer SSP2

• Today (2025): 82,019 people
• By 2030: 81,329 · -0.8%
• By 2040: 78,552 · -4.2%
• By 2050: 77,042 · -6.1%
• By 2075: 80,799 · -1.5%
• By 2100: 84,451 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Two or more races 14% Hispanic / Latino 12% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 4% Slovak 3% Iranian 3%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 5% Tagalog/Filipino 4% Other Asian/Pacific 1%

Political lean MEDSL · Island

• 2024 margin: D (+16.6) · D 56.8% · R 40.3% · Other 2.9%
• 2008→2024 swing: +10.3pp toward D · 2008: 6.2pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+12.0 2016: D+5.9 2012: D+4.4 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -608.47%
• Current HPI: 188.2874
• Rent YoY: ▲ 5.36%
• Metro: Oak Harbor, 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

+135.2% since first listed

5 events — show timeline

• 2026-05-29 Listed $159,900 NWMLS as Distributed by MLS Grid
• 2021-12-03 Sold (MLS) $150,000 NWMLS as Distributed by MLS Grid
• 2021-11-02 Pending — NWMLS as Distributed by MLS Grid
• 2021-10-29 Listed $150,000 NWMLS as Distributed by MLS Grid
• 1999-06-29 Sold (Public Records) $67,995 Public Records

Property tax history

+5.4%/yr

Latest (2026): $1,175 · +6.5% YoY. Source: county tax records.