130 Pinto Ln · Brinnon, WA 98320

$80,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 176 Days on market

Built 1985 10,454 sqft lot $67/sqft · 53% below area $3/mo HOA

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover your next project in the charming Lazy C Ranch community! This double-wide fixer-upper offers endless potential to create your dream home or to tear down and build custom. Enjoy the convenience of being less than 5 miles from downtown and just moments from the Dosewallips River and state park, perfect for camping and outdoor adventures. The current home features a free-standing stove, a welcoming covered front porch, and a sunroom with natural light. With multiple outbuildings for storage and easy access to Hood Canal for shell fishing, this property is ready for your vision.

Key facts

• Covered front porch
• Free-standing stove
• 0.24 acre lot

Tags

• FREE-STANDING STOVE
• COVERED FRONT PORCH
• SUNROOM WITH NATURAL LIGHT
• EASY ACCESS TO HOOD CANAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-49 ($-593/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (10.9% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 0.9% in Brinnon — 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 59/100 on livability (#488 in WA) — a working-class tenant base; expect higher turnover. Strengths: employment B; Watch: crime C-, cost of living C-, health & safety C-.
• Brinnon School District (rural): math 30% / reading 60% proficiency, ranked #192 of 291 in WA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 82 active listings in the ZIP; 147 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $2k appreciation (2.4% local appreciation)).
• Jefferson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% 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 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.44% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

• ARV (median comp): $168,510
• List price: $80,000
• Delta: -52.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.18×
• Total profit: $4,034
• Equity at exit: $33,072

10-year hold

• IRR: 7.1%
• Equity multiple: 2.01×
• Total profit: $22,630
• Equity at exit: $48,819

Cash invested: $22,400 (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 98320

• Home prices YoY: 1.1%
• Active inventory: 82
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$3
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-49

Break-even live

Break-even rent $1,215

Max offer price $71,276

Occupancy floor 99%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 35 events

1. 2026-06-16
   status $80,000 Pending 176 DOM
2. 2026-06-15
   days on market $80,000 Active 176 DOM
3. 2026-06-15
   days on market $80,000 Active 175 DOM
4. 2026-06-13
   days on market $80,000 Active 174 DOM
5. 2026-06-12
   days on market $80,000 Active 173 DOM
6. 2026-06-09
   days on market $80,000 Active 170 DOM
7. 2026-06-08
   days on market $80,000 Active 169 DOM
8. 2026-06-08
   days on market $80,000 Active 168 DOM
9. 2026-06-05
   days on market $80,000 Active 166 DOM
10. 2026-06-03
    pricedays on market $80,000 Active 164 DOM
11. 2026-06-02
    days on market $90,000 Active 163 DOM
12. 2026-06-01
    days on market $90,000 Active 162 DOM
13. 2026-05-31
    days on market $90,000 Active 161 DOM
14. 2026-05-18
    status Pending
15. 2026-05-04
    price $90,000 591-char remark

    Show marketing remark (591 chars)

    Discover your next project in the charming Lazy C Ranch community! This double-wide fixer-upper offers endless potential to create your dream home or to tear down and build custom. Enjoy the convenience of being less than 5 miles from downtown and just moments from the Dosewallips River and state park, perfect for camping and outdoor adventures. The current home features a free-standing stove, a welcoming covered front porch, and a sunroom with natural light. With multiple outbuildings for storage and easy access to Hood Canal for shell fishing, this property is ready for your vision.

16. 2026-05-04
    price $90,000

    Show marketing remark (591 chars)

    Discover your next project in the charming Lazy C Ranch community! This double-wide fixer-upper offers endless potential to create your dream home or to tear down and build custom. Enjoy the convenience of being less than 5 miles from downtown and just moments from the Dosewallips River and state park, perfect for camping and outdoor adventures. The current home features a free-standing stove, a welcoming covered front porch, and a sunroom with natural light. With multiple outbuildings for storage and easy access to Hood Canal for shell fishing, this property is ready for your vision.

17. 2026-04-17
    price $105,000

    Show marketing remark (591 chars)

    Discover your next project in the charming Lazy C Ranch community! This double-wide fixer-upper offers endless potential to create your dream home or to tear down and build custom. Enjoy the convenience of being less than 5 miles from downtown and just moments from the Dosewallips River and state park, perfect for camping and outdoor adventures. The current home features a free-standing stove, a welcoming covered front porch, and a sunroom with natural light. With multiple outbuildings for storage and easy access to Hood Canal for shell fishing, this property is ready for your vision.

18. 2026-04-17
    listed $105,000 Active 591-char remark

    Show marketing remark (591 chars)

    Discover your next project in the charming Lazy C Ranch community! This double-wide fixer-upper offers endless potential to create your dream home or to tear down and build custom. Enjoy the convenience of being less than 5 miles from downtown and just moments from the Dosewallips River and state park, perfect for camping and outdoor adventures. The current home features a free-standing stove, a welcoming covered front porch, and a sunroom with natural light. With multiple outbuildings for storage and easy access to Hood Canal for shell fishing, this property is ready for your vision.

19. 2026-01-15
    price $115,000
20. 2025-12-19
    listed $135,000 Active
21. 2025-10-24
    status Active
22. 2025-10-24
    status Active
23. 2025-09-12
    status Pending
24. 2025-09-12
    status Pending
25. 2025-08-06
    status Active
26. 2025-08-06
    status Active
27. 2025-07-31
    status Pending
28. 2025-07-29
    status Pending
29. 2025-06-17
    price $135,000
30. 2025-06-17
    price $135,000
31. 2025-05-30
    listed $160,000 Active
32. 2025-05-15
    listed $160,000 Active
33. 1998-07-16
    soldstatus $53,500
34. 1998-07-15
    soldstatus $53,500
35. 1997-05-21
    listed $53,500

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $927 · $77/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,827
• − Mortgage interest: −$4,481
• − Property taxes: −$927
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − HOA: −$36
• − Depreciation: −$2,327
• Taxable loss: −$1,675
• Est. tax savings @ 24.0%: +$402
• After-tax cash flow: $-191/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: Brinnon School District
• NCES district ID: 5300750
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $39,455
• Composite: 39.79/100
• National rank: #7979
• State rank: #192 of 291 in WA

Livability — Brinnon

• Score: 59/100
• State rank: #488
• US rank: #20372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,313

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Native American 3% Hispanic / Latino 2%
• Common ancestry: Italian 7% Iranian 7% Portuguese 7%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Indo-European 1% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▲ 2.35%
• Current HPI: 211.0153
• 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

+68.2% since first listed

22 events — show timeline

• 2026-05-18 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $90,000 OLS
• 2026-05-04 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $105,000 NWMLS as Distributed by MLS Grid
• 2026-04-17 Listed $105,000 OLS
• 2026-01-15 Price Changed $115,000 NWMLS as Distributed by MLS Grid
• 2025-12-19 Listed $135,000 NWMLS as Distributed by MLS Grid
• 2025-10-24 Relisted — OLS
• 2025-10-24 Relisted — OLS
• 2025-09-12 Pending — OLS
• 2025-09-12 Pending — OLS
• 2025-08-06 Relisted — OLS
• 2025-08-06 Relisted — OLS
• 2025-07-31 Pending — OLS
• 2025-07-29 Pending — OLS
• 2025-06-17 Price Changed $135,000 OLS
• 2025-06-17 Price Changed $135,000 OLS
• 2025-05-30 Listed $160,000 OLS
• 2025-05-15 Listed $160,000 OLS
• 1998-07-16 Sold (Public Records) $53,500 Public Records
• 1998-07-15 Sold (MLS) $53,500 NWMLS as Distributed by MLS Grid
• 1997-05-21 Listed $53,500 NWMLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2026): $927 · +6.9% YoY. Source: county tax records.