883 N Rock Rose Ave · Sequim, WA 98382

$259,000

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

Manufactured home 55+ age-restricted Built 2022 Excellent condition 4,782 sqft lot $192/sqft · 30% below area Est $369k · 30% under ↓ 11% since listing

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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 +11.4/30.0
• Schools +5.3/10.0
• Condition / age +4.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.2

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 $259k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (31.0% below list).
• Recommended offer: $179k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.5% 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.
• Zoned schools: Helen Haller Elementary School (541 students, 70% FRL); Sequim Middle School (568 students, 52% FRL); Sequim Senior High (794 students, 50% FRL) — zoned schools average 57% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 773 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 350 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $130k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $178,711 (31.0% 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 350 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 12.1

CMA / ARV

• ARV (median comp): $368,938
• List price: $259,000
• 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%)	5mo	$309,000	$238	88
896 N Rock Rose Ave	0.02mi	2/2.0	1,458 (+8%)	0mo	$344,000	$236	86
936 N Rock Rose Ave	0.06mi	2/2.0	1,354 (+0%)	17mo	$372,500	$275	83
931 N Iris Ave	0.25mi	2/2.0	1,350 (0%)	12mo	$312,000	$231	78
895 N Violet Ave	0.13mi	2/2.0	1,354 (+0%)	20mo	$329,000	$243	77
270 E Camelia St	0.09mi	2/2.0	1,404 (+4%)	15mo	$429,000	$306	76
905 N Violet Ave	0.14mi	2/2.0	1,296 (-4%)	15mo	$359,500	$277	75
946 N Rock Rose Ave	0.07mi	2/2.0	1,296 (-4%)	19mo	$343,287	$265	74
923 N Rock Rose Ave	0.05mi	3/2.0 (+1)	1,333 (-1%)	22mo	$357,250	$268	72
911 N Iris Ave	0.26mi	2/2.0	1,354 (+0%)	20mo	$299,000	$221	70
1050 N Malia Ln	0.43mi	3/2.0 (+1)	1,440 (+7%)	0mo	$420,000	$292	64
225 N Matriotti Ave	0.66mi	3/2.0 (+1)	1,425 (+6%)	1mo	$430,000	$302	54

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-59,769
• Equity at exit: $38,618

10-year hold

• IRR: -19.5%
• Equity multiple: -0.04×
• Total profit: $-75,061
• Equity at exit: $22,394

Cash invested: $72,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 20 under contract
• Months of supply: 7.9 mo (13%/mo absorbed)
• Median asking: $218,950 ($154/sqft)
• Median days on market: 50 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +77.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 98382

• Active inventory: 773
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$108
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-279

Break-even live

Break-even rent $2,140

Max offer price $209,723

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-206	+0% $-279	+5% $-352	+10% $-426
Rent	-10% $-420	-5% $-350	+0% $-279	+5% $-208	+10% $-138
Rate	-1.0pp $-149	-0.5pp $-213	base $-279	+0.5pp $-346	+1.0pp $-414

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: $64,750
• Closing costs: $7,770
• Club membership (one-time): —
• 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	93d	1	0.65mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	93d	1	0.86mi
850 Tommy Ct Sequim, WA	3.0	2.0	1350	$2,300	$1.70	93d	1	1.12mi
1045 S 3rd Ave Unit 33 Sequim, WA	2.0	1.5	956	$2,100	$2.20	93d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $259,000 Active 350 DOM
2. 2026-08-07
   days on market $259,000 Active 349 DOM
3. 2026-08-06
   days on market $259,000 Active 348 DOM
4. 2026-08-05
   days on market $259,000 Active 347 DOM
5. 2026-08-04
   pricedays on market $259,000 Active 346 DOM
6. 2026-08-03
   days on market $285,000 Active 345 DOM
7. 2026-07-31
   days on market $285,000 Active 342 DOM
8. 2026-07-30
   days on market $285,000 Active 341 DOM
9. 2026-07-29
   days on market $285,000 Active 340 DOM
10. 2026-07-27
    days on market $285,000 Active 338 DOM
11. 2026-07-25
    days on market $285,000 Active 336 DOM
12. 2026-07-24
    days on market $285,000 Active 335 DOM
13. 2026-07-23
    days on market $285,000 Active 334 DOM
14. 2026-07-22
    days on market $285,000 Active 333 DOM
15. 2026-07-21
    days on market $285,000 Active 332 DOM
16. 2026-07-18
    days on market $285,000 Active 329 DOM
17. 2026-07-17
    days on market $285,000 Active 327 DOM
18. 2026-07-15
    days on market $285,000 Active 326 DOM
19. 2026-07-14
    days on market $285,000 Active 325 DOM
20. 2026-07-13
    days on market $285,000 Active 324 DOM
21. 2026-07-12
    days on market $285,000 Active 323 DOM
22. 2026-07-11
    days on market $285,000 Active 322 DOM
23. 2026-07-11
    days on market $285,000 Active 321 DOM
24. 2026-07-09
    days on market $285,000 Active 320 DOM
25. 2026-07-08
    days on market $285,000 Active 319 DOM
26. 2026-07-07
    days on market $285,000 Active 318 DOM
27. 2026-07-06
    days on market $285,000 Active 317 DOM
28. 2026-07-05
    days on market $285,000 Active 316 DOM
29. 2026-07-04
    days on market $285,000 Active 315 DOM
30. 2026-07-03
    days on market $285,000 Active 314 DOM
31. 2026-07-02
    days on market $285,000 Active 313 DOM
32. 2026-07-01
    days on market $285,000 Active 312 DOM
33. 2026-06-30
    days on market $285,000 Active 311 DOM
34. 2026-06-29
    days on market $285,000 Active 310 DOM
35. 2026-06-28
    days on market $285,000 Active 309 DOM
36. 2026-06-27
    pricedays on market $285,000 Active 308 DOM
37. 2026-06-26
    days on market $299,000 Active 306 DOM
38. 2026-06-22
    days on market $299,000 Active 303 DOM
39. 2026-06-19
    days on market $299,000 Active 300 DOM
40. 2026-06-18
    days on market $299,000 Active 299 DOM
41. 2026-06-17
    days on market $299,000 Active 298 DOM
42. 2026-06-16
    days on market $299,000 Active 297 DOM
43. 2026-06-15
    days on market $299,000 Active 296 DOM
44. 2026-06-14
    days on market $299,000 Active 294 DOM
45. 2026-06-12
    days on marketlisting id $299,000 Active 293 DOM
46. 2026-06-09
    days on market $299,000 Active 291 DOM
47. 2026-06-08
    days on market $299,000 Active 290 DOM
48. 2026-06-07
    days on market $299,000 Active 289 DOM
49. 2026-06-05
    remarks 699-char remark
50. 2026-06-05
    days on market $299,000 Active 286 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: $2,695 · $225/mo
• Projected year-2 tax: $2,695 · $225/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,445
• − Mortgage interest: −$14,508
• − Property taxes: −$2,695
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$7,535
• Taxable loss: −$8,019
• Est. tax savings @ 24.0%: +$1,925
• After-tax cash flow: $-1,423/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 ↑

Zoned Schools

Elementary Helen Haller Elementary School Middle Sequim Middle School High Sequim Senior High

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

B Composite livability gradescore 70/100

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 · 76,817 people
• Metro: Port Angeles, WA
• Population (ZIP): 31,052
• Household income: $74,189
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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.