611 Cedar Ave #31 · Port Hadlock-Irondale, WA 98339

$84,900

3 bd · 2.0 ba · 1,716 sqft · Manufactured public records · 7 Days on market

Built 1985

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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 +7.5/15.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to comfortable living in a friendly manufactured home community. This spacious and thoughtfully upgraded 3-bedroom home offers a warm, inviting atmosphere with abundant natural light streaming through large, newer windows throughout. The sunny kitchen is the heart of the home, featuring ample cabinets and counter space, a charming built-in table, and even a built-in radio for a touch of nostalgia. A generous garden window brings in the light and offers a delightful peek-a-boo view of the mountains on clear days—perfect for morning coffee. Elegant etched glass accents and unique two-way display cabinets provide the perfect place to showcase your favorite vases and collecti

Key facts

• Ample cabinets
• Upgraded home
• Built-in table

Tags

• UPGRADED HOME
• ABUNDANT NATURAL LIGHT
• SUNNY KITCHEN
• AMPLE CABINETS
• BUILT-IN TABLE
• GARDEN WINDOW

Property features AI

Finance

• Other: Land lease amount applies
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in B & R Mobile Home Park LLC; Park amenities include common area; Land lease applicable

Exterior

• Parking: Carport
• Utilities: Community water (PUD); Power provided by PUD; Internet (Astound); Energy sources: electric and wood
• Home design: Manufactured double-wide home (Glen River); One story; Faces west; Has a view; Very good condition; Mobile home remains on site
• Construction: Wood construction; Composition roof; Metal and vinyl skirting; Manufactured after 06/15/1976
• Exterior features: Wood exterior / wood products; Patio / porch / deck; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove / Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 2 bathtubs; 2 showers; Primary bathroom has a bath off the bedroom
• Heating & cooling: Heat pump; Stove / free standing heater (wood); Forced air cooling
• Interior features: Fireplace (wood burning); Water heater (electric, located in closet); Vaulted ceilings; Skylights; Drapes; Walk-in closet; Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.9% vs local median 1.8% in Port Hadlock-Irondale — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Chimacum School District (rural): math 41% / reading 55% proficiency, ranked #157 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 147 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $84,900

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. 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.
3. 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.
4. 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: 2.01% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.46%
• DSCR: 2.84
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $487,344
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Sunset Meadows Ln	0.22mi	2/2.0 (-1)	1,730 (+1%)	12mo	$342,000	$198	73
177 Sunset Meadows Ln	0.24mi	3/2.0	1,512 (-12%)	2mo	$429,000	$284	67
190 Hunt Rd	0.42mi	3/2.0	1,782 (+4%)	12mo	$555,000	$311	64
312 Sunset Meadows Ln	0.27mi	3/2.0	1,512 (-12%)	12mo	$429,000	$284	58
35 Sunset Meadows Ln	0.22mi	3/2.0	1,575 (-8%)	23mo	$374,000	$237	56
195 Sunset Meadows Ln	0.26mi	3/2.0	1,512 (-12%)	20mo	$419,000	$277	51
44 Sunset Meadows Ln	0.19mi	2/2.0 (-1)	1,536 (-10%)	21mo	$445,000	$290	51
154 Masonic Hall Rd	0.38mi	3/2.0	1,512 (-12%)	21mo	$450,000	$298	45
182 Port Hadlock Heights Rd	0.72mi	2/2.0 (-1)	1,485 (-14%)	21mo	$325,000	$219	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 2.62×
• Total profit: $38,548
• Equity at exit: $12,659

10-year hold

• IRR: 44.5%
• Equity multiple: 5.24×
• Total profit: $100,889
• Equity at exit: $7,341

Cash invested: $23,772 (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 98339

• Active inventory: 37
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $821

Break-even live

Break-even rent $668

Max offer price $84,900

Occupancy floor 47%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $84,900 Active 7 DOM
2. 2026-06-17
   days on market $84,900 Active 6 DOM
3. 2026-06-16
   days on market $84,900 Active 5 DOM
4. 2026-06-15
   days on market $84,900 Active 4 DOM
5. 2026-06-14
   remarks 693-char remark
6. 2026-06-14
   listed $84,900 Active 2 DOM

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$266/yr (+$22/mo · 46.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥82°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,494
• − Mortgage interest: −$4,756
• − Property taxes: −$566
• − Insurance: −$424
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$2,470
• Taxable income: $8,999
• Est. tax owed @ 24.0%: −$2,160
• After-tax cash flow: $7,697/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: Chimacum School District
• NCES district ID: 5301290
• Math proficiency: 41% ▲ 7.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $52,121
• Composite: 43.4/100
• National rank: #6488
• State rank: #157 of 291 in WA

Livability — Port Hadlock-Irondale

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

Census & demographics

• Census place: Port Hadlock-Irondale, WA
• City population: 3,480
• Population (ZIP): 3,480

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 31,415 people
• By 2030: 31,568 · +0.5%
• By 2040: 30,911 · -1.6%
• By 2050: 29,927 · -4.7%
• By 2075: 28,489 · -9.3%
• By 2100: 26,483 · -15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 7% Native American 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Portuguese 5% Iranian 4% Slovak 4%
• Foreign-born: 7% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid D (+45.3) · D 71.0% · R 25.7% · Other 3.2%
• 2008→2024 swing: +10.7pp toward D · 2008: 34.6pp · 2024: 45.3pp
• All cycles: 2024: D+45.3 2020: D+41.4 2016: D+32.7 2012: D+31.4 2008: D+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.66%
• Current HPI: 184.9842
• 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

• 2026-06-11 Listed $84,900 NWMLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2024): $566 · +35.7% YoY. Source: county tax records.