4024 NW Country Ln NW #13 · Kitsap Lake, WA 98312

$65,000

2 bd · 1.5 ba · 784 sqft · Manufactured · 17 Days on market

Built 1975 Good condition 1,800 sqft lot

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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 +5.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-maintained single-wide home in the all-age Country Lane Mobile Home Park in Bremerton. This inviting 2-bedroom, 1.5-bath home offers a comfortable and functional layout with a bright living area, dining space, and updated kitchen designed for everyday convenience. Recent updates include fresh interior paint, recent exterior paint, and a sturdy deck with wood construction and a concrete base underneath for added support and usability. The roof is about 8 years old and consists of PVC roofing material. The spacious primary bedroom provides a comfortable retreat, while the hardwood floors add warmth and character throughout the home. Outside, enjoy two storage

Key facts

• Sturdy deck
• Updated kitchen
• Two storage units

Tags

• UPDATED KITCHEN
• STURDY DECK
• TWO STORAGE UNITS
• KITSAP LAKE AREA

Property features AI

Finance

• Other: Buyer to verify schools
• Financial info: Listing terms: Cash
• HOA & community: Located in Country Lane Mobile Home Park (about 62 homes); Park amenities include a clubhouse; Park approved for sale; Pets allowed per remarks; Monthly land lease $995

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Electric energy; Public water (park billed); Park billed sewer; PSE electric provider; Electric water heater located behind the bathroom; CenturyLink cable and internet connected
• Home design: Manufactured home (single wide); One level; Faces southeast; Model 60/14; Mobile home remains
• Construction: Metal/vinyl construction; Flat roof; Metal skirting; Pillar/post/pier foundation; Built as a manufactured house; Manufactured home features include double pane windows
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Hardwood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Window cooling unit(s)
• Interior features: Water heater; Dining room; Living room; Has view
• Laundry & utility: Washer; Dryer; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Central Kitsap School District (urban): math 55% / reading 67% proficiency, ranked #49 of 291 in WA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 349 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 2.68% ✓
• Cap rate: 23.43%
• Cash-on-cash: 61.21%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.28% rent growth · sell at horizon

5-year hold

• IRR: 56.9%
• Equity multiple: 3.42×
• Total profit: $43,973
• Equity at exit: $9,692

10-year hold

• IRR: 60.9%
• Equity multiple: 6.30×
• Total profit: $96,478
• Equity at exit: $5,620

Cash invested: $18,200 (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 98312

• Rents YoY: 0.3%
• Active inventory: 349
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $928

Break-even live

Break-even rent $569

Max offer price $65,000

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4091 Country Ln NW Unit 9 Bremerton, WA	2.0	1.0	800	$1,600	$2.00	21d	1	0.05mi
4091 NW Country Ln Bremerton, WA	2.0	1.0	800	$1,600	$2.00	14d	1	0.05mi
3000 Northlake Way NW Bremerton, WA	2.0	1.0	729	$1,400	$1.92	44d	1	0.40mi
3405 Northlake Way NW Unit 3 Bremerton, WA	2.0	1.0	748	$1,500	$2.01	14d	1	0.60mi
3873 NW Fairway Ln Bremerton, WA	2.0–3.0	2.0	1025	$1,875	$1.83	14d	10	0.66mi
3000 Austin Dr Bremerton, WA	1.0–3.0	1.0–2.0	950	$1,888	$1.99	14d	10	0.79mi
3985 NW Dyes Inlet Ln Bremerton, WA	2.0	1.0	900	$2,100	$2.33	14d	1	0.96mi
5670 Kitsap Way Bremerton, WA	2.0	2.0	980	$1,795	$1.83	14d	1	1.07mi

Listing history 13 events

1. 2026-06-18
   days on market $65,000 Active 17 DOM
2. 2026-06-17
   days on market $65,000 Active 16 DOM
3. 2026-06-16
   days on market $65,000 Active 15 DOM
4. 2026-06-15
   days on market $65,000 Active 14 DOM
5. 2026-06-14
   days on market $65,000 Active 12 DOM
6. 2026-06-13
   days on market $65,000 Active 11 DOM
7. 2026-06-10
   days on market $65,000 Active 9 DOM
8. 2026-06-09
   days on market $65,000 Active 8 DOM
9. 2026-06-08
   days on market $65,000 Active 7 DOM
10. 2026-06-07
    days on market $65,000 Active 6 DOM
11. 2026-06-05
    days on market $65,000 Active 3 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $65,000 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,925
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$1,891
• Taxable income: $10,745
• Est. tax owed @ 24.0%: −$2,579
• After-tax cash flow: $8,561/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 80/100 Cosmetic rehab

This charming single-wide home in Country Lane Mobile Home Park is in good condition with recent updates and a well-maintained exterior. It offers a comfortable and functional layout with a bright living area and updated kitchen. The home is move-in ready and has the potential for further updates to increase its value.

Value-add opportunities

• Both paint the exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value
• Both update the kitchen backsplash — A new backsplash can add visual interest and increase the home's value
• Both install new flooring in the bathroom — Replacing old flooring with something more modern can significantly boost both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint the exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value ↑
• Both update the kitchen backsplash — A new backsplash can add visual interest and increase the home's value ↑
• Both install new flooring in the bathroom — Replacing old flooring with something more modern can significantly boost both resale and rental 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: Central Kitsap School District
• NCES district ID: 5301080
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $64,825
• Composite: 54.87/100
• National rank: #2813
• State rank: #49 of 291 in WA

Livability — Kitsap Lake

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

Census & demographics

• Census place: Kitsap Lake, WA
• County: Kitsap County · 243,099 people
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 36,307
• Household income: $90,449
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 993.0

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 (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Asian 4% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 7% Portuguese 5% Slovak 4%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Tagalog/Filipino 2% 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: ▼ -436.68%
• Current HPI: 379.2342
• Rent YoY: ▲ 0.28%
• 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

1 event — show timeline

• 2026-06-01 Listed $65,000 NWMLS as Distributed by MLS Grid