883 N Rock Rose Ave · Sequim, WA 98382

$299,000

2 bd · 2.0 ba · 1,350 sqft · Manufactured public records · 300 Days on market

Built 2022 Excellent condition 4,782 sqft lot $221/sqft · 19% below area Est $369k · 19% under ↓ 11% since listing

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Schools +5.3/10.0
• Condition / age +4.8/5.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lightly lived in 3 bedroom 2 bath home in desirable Lavender meadows 55+ community. Open concept with lots of light coming in from the multitude of windows. Stainless steel appliances, island and pantry in the well designed kitchen. Dining room area is just off the kitchen. Spacious primary bedroom with ensuite bathroom, shower and plenty of counter top space. Laundry room off garage and back yard ready for your landscaping design. Experience pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Landscaped in the front and professionally cleaned, this home is move in ready! Come take a look. You'll be glad you did.

Key facts

• Horse shoe pits
• Bocce ball area
• Pickle ball courts

Tags

• WELL DESIGNED KITCHEN
• PICKLE BALL COURTS
• HORSE SHOE PITS
• BOCCE BALL AREA
• MULTIPLE DOG PARKS
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $299k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.4% below list).
• Recommended offer: $232k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Sequim — 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 70/100 on livability (#245 in WA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B, cost of living B; Watch: employment D, amenities D-, commute F.
• Sequim School District (town): math 55% / reading 66% proficiency, ranked #64 of 291 in WA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 605 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 166 units permitted in Clallam County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Clallam County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $90k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $232,092 (22.4% below list)

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. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $368,938
• List price: $299,000
• Delta: -18.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
876 N Rock Rose Ave	0.02mi	2/2.0	1,296 (-4%)	3mo	$309,000	$238	90
936 N Rock Rose Ave	0.06mi	2/2.0	1,354 (+0%)	16mo	$372,500	$275	84
931 N Iris Ave	0.25mi	2/2.0	1,350 (0%)	10mo	$312,000	$231	80
895 N Violet Ave	0.13mi	2/2.0	1,354 (+0%)	19mo	$329,000	$243	78
270 E Camelia St	0.09mi	2/2.0	1,404 (+4%)	14mo	$429,000	$306	78
948 N Violet Ave	0.09mi	2/2.0	1,354 (+0%)	22mo	$317,000	$234	76
905 N Violet Ave	0.14mi	2/2.0	1,296 (-4%)	13mo	$359,500	$277	76
946 N Rock Rose Ave	0.07mi	2/2.0	1,296 (-4%)	17mo	$343,287	$265	76
923 N Rock Rose Ave	0.05mi	3/2.0 (+1)	1,333 (-1%)	21mo	$357,250	$268	73
904 N Iris Ave	0.03mi	3/2.0 (+1)	1,333 (-1%)	23mo	$359,500	$270	73
911 N Iris Ave	0.26mi	2/2.0	1,354 (+0%)	19mo	$299,000	$221	72
965 N Violet Ave	0.18mi	3/2.0 (+1)	1,550 (+15%)	23mo	$394,000	$254	43

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-53,836
• Equity at exit: $44,582

10-year hold

• IRR: -10.7%
• Equity multiple: 0.36×
• Total profit: $-53,972
• Equity at exit: $25,852

Cash invested: $83,720 (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 98382

• Active inventory: 605
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-84

Break-even live

Break-even rent $2,427

Max offer price $284,219

Occupancy floor 99%

Sensitivity live

Price	-10% $86	-5% $1	+0% $-84	+5% $-168	+10% $-253
Rent	-10% $-267	-5% $-175	+0% $-84	+5% $8	+10% $100
Rate	-1.0pp $67	-0.5pp $-8	base $-84	+0.5pp $-161	+1.0pp $-240

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	44d	1	0.65mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	44d	1	0.86mi
850 Tommy Ct Sequim, WA	3.0	2.0	1350	$2,300	$1.70	44d	1	1.12mi
1045 S 3rd Ave Unit 33 Sequim, WA	2.0	1.5	956	$2,100	$2.20	44d	1	1.40mi

Listing history 33 events

1. 2026-06-19
   days on market $299,000 Active 300 DOM
2. 2026-06-18
   days on market $299,000 Active 299 DOM
3. 2026-06-17
   days on market $299,000 Active 298 DOM
4. 2026-06-16
   days on market $299,000 Active 297 DOM
5. 2026-06-15
   days on market $299,000 Active 296 DOM
6. 2026-06-14
   days on market $299,000 Active 294 DOM
7. 2026-06-12
   days on marketlisting id $299,000 Active 293 DOM
8. 2026-06-09
   days on market $299,000 Active 291 DOM
9. 2026-06-08
   days on market $299,000 Active 290 DOM
10. 2026-06-07
    days on market $299,000 Active 289 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    days on market $299,000 Active 286 DOM
13. 2026-06-03
    days on market $299,000 Active 285 DOM
14. 2026-06-02
    days on market $299,000 Active 284 DOM
15. 2026-06-01
    days on market $299,000 Active 283 DOM
16. 2026-05-31
    days on market $299,000 Active 282 DOM
17. 2026-05-30
    days on market $299,000 Active 281 DOM
18. 2026-04-09
    price $299,000 695-char remark

    Show marketing remark (695 chars)

    Lightly lived in 3 bedroom 2 bath home in desirable Lavender meadows 55+ community. Open concept with lots of light coming in from the multitude of windows. Stainless steel appliances, island and pantry in the well designed kitchen. Dining room area is just off the kitchen. Spacious primary bedroom with ensuite bathroom, shower and plenty of counter top space. Laundry room off garage and back yard ready for your landscaping design. Experience pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Landscaped in the front and professionally cleaned, this home is move in ready! Come take a look. You'll be glad you did.

19. 2025-11-19
    price $329,500 695-char remark

    Show marketing remark (695 chars)

    Lightly lived in 3 bedroom 2 bath home in desirable Lavender meadows 55+ community. Open concept with lots of light coming in from the multitude of windows. Stainless steel appliances, island and pantry in the well designed kitchen. Dining room area is just off the kitchen. Spacious primary bedroom with ensuite bathroom, shower and plenty of counter top space. Laundry room off garage and back yard ready for your landscaping design. Experience pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Landscaped in the front and professionally cleaned, this home is move in ready! Come take a look. You'll be glad you did.

20. 2025-11-01
    price $364,500 695-char remark

    Show marketing remark (695 chars)

    Lightly lived in 3 bedroom 2 bath home in desirable Lavender meadows 55+ community. Open concept with lots of light coming in from the multitude of windows. Stainless steel appliances, island and pantry in the well designed kitchen. Dining room area is just off the kitchen. Spacious primary bedroom with ensuite bathroom, shower and plenty of counter top space. Laundry room off garage and back yard ready for your landscaping design. Experience pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Landscaped in the front and professionally cleaned, this home is move in ready! Come take a look. You'll be glad you did.

21. 2025-10-01
    price $379,500 695-char remark

    Show marketing remark (695 chars)

    Lightly lived in 3 bedroom 2 bath home in desirable Lavender meadows 55+ community. Open concept with lots of light coming in from the multitude of windows. Stainless steel appliances, island and pantry in the well designed kitchen. Dining room area is just off the kitchen. Spacious primary bedroom with ensuite bathroom, shower and plenty of counter top space. Laundry room off garage and back yard ready for your landscaping design. Experience pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Landscaped in the front and professionally cleaned, this home is move in ready! Come take a look. You'll be glad you did.

22. 2025-08-22
    listed $389,500 Active 695-char remark

    Show marketing remark (695 chars)

    Lightly lived in 3 bedroom 2 bath home in desirable Lavender meadows 55+ community. Open concept with lots of light coming in from the multitude of windows. Stainless steel appliances, island and pantry in the well designed kitchen. Dining room area is just off the kitchen. Spacious primary bedroom with ensuite bathroom, shower and plenty of counter top space. Laundry room off garage and back yard ready for your landscaping design. Experience pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Landscaped in the front and professionally cleaned, this home is move in ready! Come take a look. You'll be glad you did.

23. 2024-01-08
    soldstatus $344,500 Closed 413-char remark

    Show marketing remark (413 chars)

    Charming 3 bedroom home in sunny Sequim! Experience Quality Community Living in Lavender Meadows. Within this private pet friendly, 55+ community, there are miles of interior sidewalks, pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Community fee is $695.00 per month. Seller is offering a $5,000 buyer credit at the time of closing.

24. 2023-10-26
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Charming 3 bedroom home in sunny Sequim! Experience Quality Community Living in Lavender Meadows. Within this private pet friendly, 55+ community, there are miles of interior sidewalks, pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Community fee is $695.00 per month. Seller is offering a $5,000 buyer credit at the time of closing.

25. 2023-10-26
    status Pending

    Show marketing remark (413 chars)

    Charming 3 bedroom home in sunny Sequim! Experience Quality Community Living in Lavender Meadows. Within this private pet friendly, 55+ community, there are miles of interior sidewalks, pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Community fee is $695.00 per month. Seller is offering a $5,000 buyer credit at the time of closing.

26. 2023-10-26
    soldstatus $344,500 Closed

    Show marketing remark (413 chars)

    Charming 3 bedroom home in sunny Sequim! Experience Quality Community Living in Lavender Meadows. Within this private pet friendly, 55+ community, there are miles of interior sidewalks, pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Community fee is $695.00 per month. Seller is offering a $5,000 buyer credit at the time of closing.

27. 2023-10-24
    status Active 413-char remark

    Show marketing remark (413 chars)

    Charming 3 bedroom home in sunny Sequim! Experience Quality Community Living in Lavender Meadows. Within this private pet friendly, 55+ community, there are miles of interior sidewalks, pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Community fee is $695.00 per month. Seller is offering a $5,000 buyer credit at the time of closing.

28. 2023-09-02
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Charming 3 bedroom home in sunny Sequim! Experience Quality Community Living in Lavender Meadows. Within this private pet friendly, 55+ community, there are miles of interior sidewalks, pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Community fee is $695.00 per month. Seller is offering a $5,000 buyer credit at the time of closing.

29. 2023-05-11
    historical 413-char remark

    Show marketing remark (413 chars)

    Charming 3 bedroom home in sunny Sequim! Experience Quality Community Living in Lavender Meadows. Within this private pet friendly, 55+ community, there are miles of interior sidewalks, pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Community fee is $695.00 per month. Seller is offering a $5,000 buyer credit at the time of closing.

30. 2023-04-03
    listed $344,500 Active 413-char remark

    Show marketing remark (413 chars)

    Charming 3 bedroom home in sunny Sequim! Experience Quality Community Living in Lavender Meadows. Within this private pet friendly, 55+ community, there are miles of interior sidewalks, pickle ball courts, horse shoe pits, bocce ball area, pocket parks, multiple dog parks and a club house all for residents use. Community fee is $695.00 per month. Seller is offering a $5,000 buyer credit at the time of closing.

31. 2022-11-05
    price $344,500
32. 2022-10-26
    price $346,500
33. 2022-07-28
    listed $334,500 Active

ⓘ 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: $2,695 · $225/mo
• Projected year-2 tax: $2,930 · $244/mo
• Expected delta: +$235/yr (+$20/mo · 8.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥83°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,851
• − Mortgage interest: −$16,749
• − Property taxes: −$2,695
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$8,698
• Taxable loss: −$6,242
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $494/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

Excellent 95/100 None rehab

This move-in ready manufactured home in Lavender Meadows offers a well-maintained interior and exterior, with modern updates and a desirable community setting.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Rental HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ 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: Sequim School District
• NCES district ID: 5307830
• Math proficiency: 55% ▼ -1.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $46,969
• Composite: 52.77/100
• National rank: #3312
• State rank: #64 of 291 in WA

Livability — Sequim

• Score: 70/100
• State rank: #245
• US rank: #7845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sequim, WA
• County: Clallam County · 31,052 people
• City population: 31,052
• Metro: Port Angeles, WA
• Population (ZIP): 31,052
• Household income: $74,189
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 666.0

Population outlook (Clallam County) Hauer SSP2

• Today (2025): 76,817 people
• By 2030: 78,177 · +1.8%
• By 2040: 79,795 · +3.9%
• By 2050: 80,890 · +5.3%
• By 2075: 83,933 · +9.3%
• By 2100: 82,141 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 5% Slovak 5% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Clallam

• 2024 margin: Lean D (+7.9) · D 52.6% · R 44.7% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 3.3pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+3.4 2016: R+1.6 2012: D+0.4 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -225.89%
• Current HPI: 181.4372
• Rent YoY: —
• Metro: Port Angeles, 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

-10.6% since first listed

16 events — show timeline

• 2026-04-09 Price Changed $299,000 OLS
• 2025-11-19 Price Changed $329,500 OLS
• 2025-11-01 Price Changed $364,500 OLS
• 2025-10-01 Price Changed $379,500 OLS
• 2025-08-22 Listed $389,500 OLS
• 2024-01-08 Sold (MLS) $344,500 OLS
• 2023-10-26 Pending — OLS
• 2023-10-26 Pending — NWMLS as Distributed by MLS Grid
• 2023-10-26 Sold (MLS) $344,500 NWMLS as Distributed by MLS Grid
• 2023-10-24 Relisted — OLS
• 2023-09-02 Pending — OLS
• 2023-05-11 Delisted — OLS
• 2023-04-03 Listed $344,500 OLS
• 2022-11-05 Price Changed $344,500 NWMLS as Distributed by MLS Grid
• 2022-10-26 Price Changed $346,500 NWMLS as Distributed by MLS Grid
• 2022-07-28 Listed $334,500 NWMLS as Distributed by MLS Grid

Property tax history

+43.2%/yr

Latest (2026): $2,695 · +43.2% YoY. Source: county tax records.