617 N 7th Ave · Sequim, WA 98382

$219,950

2 bd · 2.0 ba · 1,678 sqft · Manufactured public records · 90 Days on market

Built 1993 $131/sqft · 10% below area Est $244k · 10% under

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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 +25.9/30.0
• ARV discount +12.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super Spacious 1,678 sq ft in a great 55+ park is ready fora new owner!! This spacious 2 bed, 2 bath home features an attached 2 car garage and a wrap around deck with privacy fencing allows for great BBQ's, entertaining and perfect for enjoying peaceful mornings or relaxing evenings. Step inside and immediately appreciate the inviting flow of the home, enhanced by unique nooks that create a sense of warmth and added space. The abundant cupboard storage is a true standout, paired with an abundance of windows that flood the home with natural light throughout the day. The versatile den provides endless possibilities. The sunroom adds even more flexibility for hobby area or let your imagination ponder. The generously sized primary suite offers a relaxing escape, complete with easy access to a soaker tub and separate shower. The kitchen is extra-large with more cabinets than you can imagine a true cooks delight which includes a skylight for extra brightness. Hendrickson Park is close to all of the Sequim shopping, dining which makes living close to town a dream! Space rent includes water and sewer.

Key facts

• Versatile den
• Privacy fencing
• Wrap around deck

Tags

• WRAP AROUND DECK
• PRIVACY FENCING
• ABUNDANT CUPBOARD STORAGE
• ABUNDANCE OF WINDOWS
• VERSATILE DEN
• SUNROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 3 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 $7k 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 90 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,753 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $244,245
• List price: $219,950
• Delta: -9.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 N 7th	0.03mi	3/2.0 (+1)	1,612 (-4%)	1mo	$249,950	$155	86
629 N 7th Ave	0.03mi	3/2.0 (+1)	1,630 (-3%)	9mo	$261,700	$161	81
610 N 7th Ave	0.05mi	3/2.0 (+1)	1,600 (-5%)	8mo	$205,000	$128	78
508 N 7th Ave	0.14mi	2/2.0	1,502 (-10%)	3mo	$240,000	$160	73
507 N 7th Ave	0.12mi	2/2.0	1,502 (-10%)	5mo	$235,000	$156	73
747 W Heritage Loop	0.11mi	2/2.0	1,458 (-13%)	1mo	$250,000	$171	72
523 N 7th Ave	0.08mi	3/2.0 (+1)	1,546 (-8%)	10mo	$219,000	$142	70
891 N Portside Way	0.49mi	2/2.0	1,642 (-2%)	6mo	$300,000	$183	69
734 Heritage Loop	0.07mi	2/2.0	1,458 (-13%)	9mo	$335,000	$230	67
626 N Priest Rd	0.51mi	2/2.0	1,728 (+3%)	8mo	$500,000	$289	65
420 W Cove Ln	0.59mi	3/2.0 (+1)	1,772 (+6%)	0mo	$320,000	$181	58
51 Juniper Mobile Ests	0.37mi	2/2.0	1,442 (-14%)	9mo	$135,000	$94	52

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,307
• Equity at exit: $32,795

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $42,784
• Equity at exit: $19,017

Cash invested: $61,586 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $541

Break-even live

Break-even rent $1,637

Max offer price $219,950

Occupancy floor 72%

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: $54,988
• Closing costs: $6,598
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Tommy Ct Sequim, WA	3.0	2.0	1350	$2,300	$1.70	43d	1	0.23mi
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	43d	1	0.63mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	43d	1	0.76mi

Listing history 28 events

1. 2026-06-19
   days on market $219,950 Active 90 DOM
2. 2026-06-18
   days on market $219,950 Active 89 DOM
3. 2026-06-17
   days on market $219,950 Active 88 DOM
4. 2026-06-16
   days on market $219,950 Active 87 DOM
5. 2026-06-15
   days on market $219,950 Active 86 DOM
6. 2026-06-14
   days on market $219,950 Active 84 DOM
7. 2026-06-13
   price $219,950 Active 83 DOM
8. 2026-06-12
   days on market $224,950 Active 83 DOM
9. 2026-06-09
   days on market $224,950 Active 80 DOM
10. 2026-06-09
    price $224,950 Active 79 DOM
11. 2026-06-08
    days on market $229,950 Active 79 DOM
12. 2026-06-07
    days on market $229,950 Active 78 DOM
13. 2026-06-05
    pricedays on market $229,950 Active 75 DOM
14. 2026-06-03
    days on market $234,950 Active 74 DOM
15. 2026-06-02
    days on market $234,950 Active 73 DOM
16. 2026-06-01
    days on market $234,950 Active 72 DOM
17. 2026-05-31
    days on market $234,950 Active 71 DOM
18. 2026-05-30
    days on market $234,950 Active 70 DOM
19. 2026-05-15
    price $244,950 1111-char remark

    Show marketing remark (1111 chars)

    Super Spacious 1,678 sq ft in a great 55+ park is ready fora new owner!! This spacious 2 bed, 2 bath home features an attached 2 car garage and a wrap around deck with privacy fencing allows for great BBQ's, entertaining and perfect for enjoying peaceful mornings or relaxing evenings. Step inside and immediately appreciate the inviting flow of the home, enhanced by unique nooks that create a sense of warmth and added space. The abundant cupboard storage is a true standout, paired with an abundance of windows that flood the home with natural light throughout the day. The versatile den provides endless possibilities. The sunroom adds even more flexibility for hobby area or let your imagination ponder. The generously sized primary suite offers a relaxing escape, complete with easy access to a soaker tub and separate shower. The kitchen is extra-large with more cabinets than you can imagine a true cooks delight which includes a skylight for extra brightness. Hendrickson Park is close to all of the Sequim shopping, dining which makes living close to town a dream! Space rent includes water and sewer.

20. 2026-05-13
    price $244,950
21. 2026-05-01
    price $249,950
22. 2026-03-21
    listed $249,950 Active 1111-char remark

    Show marketing remark (1111 chars)

    Super Spacious 1,678 sq ft in a great 55+ park is ready fora new owner!! This spacious 2 bed, 2 bath home features an attached 2 car garage and a wrap around deck with privacy fencing allows for great BBQ's, entertaining and perfect for enjoying peaceful mornings or relaxing evenings. Step inside and immediately appreciate the inviting flow of the home, enhanced by unique nooks that create a sense of warmth and added space. The abundant cupboard storage is a true standout, paired with an abundance of windows that flood the home with natural light throughout the day. The versatile den provides endless possibilities. The sunroom adds even more flexibility for hobby area or let your imagination ponder. The generously sized primary suite offers a relaxing escape, complete with easy access to a soaker tub and separate shower. The kitchen is extra-large with more cabinets than you can imagine a true cooks delight which includes a skylight for extra brightness. Hendrickson Park is close to all of the Sequim shopping, dining which makes living close to town a dream! Space rent includes water and sewer.

23. 2026-03-20
    listed $259,000 Active
24. 2022-03-24
    soldstatus $235,000 305-char remark

    Show marketing remark (305 chars)

    Freshly painted interior on 11/09/21 and newer carpets. Large home located in a cul-de-sac. Living room, family room, separate dining room. Kitchen has an abundance of cabinets plus a nook area. Large master bedroom has a separate shower and soaking tub. Lots of windows, brings in a lot of natural light.

25. 2021-08-26
    soldstatus $245,000
26. 2015-06-10
    soldstatus $94,000
27. 2015-06-10
    soldstatus $94,000
28. 2015-03-24
    listed $95,000

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$1,574/yr (+$131/mo · 270.4%)

ⓘ 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 2/10 Low 7 d/yr ≥83°F today · 17 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: $27,863
• − Mortgage interest: −$12,321
• − Property taxes: −$582
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$6,399
• Taxable income: $3,004
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $5,768/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: 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

+157.8% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $244,950 OLS
• 2026-05-13 Price Changed $244,950 NWMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $249,950 NWMLS as Distributed by MLS Grid
• 2026-03-21 Listed $249,950 OLS
• 2026-03-20 Listed $259,000 NWMLS as Distributed by MLS Grid
• 2022-03-24 Sold (MLS) $235,000 OLS
• 2021-08-26 Sold (MLS) $245,000 OLS
• 2015-06-10 Sold (MLS) $94,000 NWMLS as Distributed by MLS Grid
• 2015-06-10 Sold (MLS) $94,000 OLS
• 2015-03-24 Listed $95,000 NWMLS as Distributed by MLS Grid

Property tax history

-2.6%/yr

Latest (2026): $582 · +4.6% YoY. Source: county tax records.