3060 NE McWilliams Rd #52 · Tracyton, WA 98311

$120,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 96 Days on market

Built 1979 $125/sqft · 25% above area Est $96k · 25% over

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Why this score? — see what drove the C+ 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
• Schools +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Say hello to your Central Kitsap dream home! Nestled in a vibrant neighborhood with no age restrictions, this affordable home is move-in ready and waiting for its new owner. With two spacious bedrooms, two lovely baths (hot tub included!), and an open floor plan perfect for hosting friends, this light filled home is a true unexpected paradise. Enjoy cozy nights by the fire pit and sunny days in your garden beds. Ample parking for 3+ vehicles, carport and onsite storage space gives you space to spare! Easy financing options are available through a local bank. Don't miss out on this fantastic opportunity to make this corner lot beauty yours!

Key facts

• Open floor plan
• Ample parking
• Garden beds

Tags

• MOVE IN READY
• OPEN FLOOR PLAN
• FIRE PIT
• GARDEN BEDS
• AMPLE PARKING
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.7% in Tracyton — 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 73/100 on livability (#193 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools D+, cost of living D+, amenities F.
• 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; 151 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $120k implies a 164% gain — meaningful room to come down on a strong offer.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $96,208
• List price: $120,000
• Delta: 24.73%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3060 NE McWilliams Rd #52	0.00mi	2/2.0	960 (0%)	0mo	$120,000	$125	100
3060 NE McWilliams Rd	0.10mi	2/1.5	924 (-4%)	7mo	$70,000	$76	81
3060 NE McWilliams Rd #25	0.00mi	2/2.0	930 (-3%)	19mo	$80,000	$86	79
3060 NE McWilliams Rd #36	0.00mi	2/1.0	840 (-12%)	18mo	$30,000	$36	60
3060 NE McWillams Rd #115	0.00mi	3/1.0 (+1)	1,056 (+10%)	20mo	$140,000	$133	57
3380 NE 3rd St #12	0.34mi	2/2.0	1,008 (+5%)	24mo	$85,000	$84	56
3380 NE 3rd St N #29	0.34mi	3/2.0 (+1)	1,080 (+12%)	4mo	$165,000	$153	55

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 · 0.27% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.74×
• Total profit: $25,008
• Equity at exit: $17,892

10-year hold

• IRR: 25.4%
• Equity multiple: 2.93×
• Total profit: $64,926
• Equity at exit: $10,375

Cash invested: $33,600 (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 98311

• Rents YoY: 0.3%
• Active inventory: 151
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $783

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 57%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6056 Illahee Rd NE Unit A Bremerton, WA	2.0	1.0	711	$1,850	$2.60	43d	1	0.71mi
1970 NE Fuson Rd Bremerton, WA	1.0–2.0	1.0–2.0	676	$2,297	$3.40	13d	12	0.87mi
6101 Washington 303 Bremerton, WA	1.0–3.0	1.0–2.0	1010	$2,378	$2.35	13d	70	1.01mi
1231 NE McWilliams Rd Bremerton, WA	1.0–3.0	1.0–2.0	961	$2,227	$2.32	13d	26	1.05mi
1381 NE Fairgrounds Rd Bremerton, WA	1.0–3.0	1.0–2.0	949	$2,022	$2.13	13d	14	1.19mi
1911 NE Riddell Rd Bremerton, WA	2.0	1.0–2.0	858	$1,980	$2.31	13d	10	1.31mi
5180 Gibson Ln NE Unit B204 Bremerton, WA	1.0	1.0	708	$1,745	$2.46	43d	1	1.31mi
5163 NE Mariah Ln Bremerton, WA	1.0–2.0	1.0	821	$1,895	$2.31	13d	2	1.36mi
1823 NE Rustic Ln Bremerton, WA	1.0	1.0	814	$1,850	$2.27	43d	1	1.44mi

Listing history 13 events

1. 2026-05-10
   status Pending
2. 2026-05-07
   price $120,000
3. 2026-04-28
   price $130,000
4. 2026-04-15
   price $135,000
5. 2026-03-11
   price $137,500
6. 2026-02-03
   listed $140,000 Active
7. 2020-03-25
   soldstatus $45,500 Sold
8. 2020-03-19
   status Pending
9. 2020-03-14
   status Pending Inspection
10. 2020-03-05
    listed $50,000 Active
11. 2011-08-15
    soldstatus $14,000 Sold
12. 2011-07-31
    status Pending
13. 2010-11-20
    listed $17,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,493
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$3,491
• Taxable income: $7,961
• Est. tax owed @ 24.0%: −$1,911
• After-tax cash flow: $7,487/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: 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 — Tracyton

• Score: 73/100
• State rank: #193
• US rank: #5240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kitsap County · 243,099 people
• Metro: Bremerton-Silverdale-Port Orchard, WA
• Population (ZIP): 28,168
• Household income: $108,757
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 502.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 14% Hispanic / Latino 9% Asian 9% Black 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Tagalog/Filipino 4% Spanish 3% Vietnamese 2%

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: ▼ -378.18%
• Current HPI: 356.6272
• Rent YoY: ▲ 0.27%
• 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

+605.9% since first listed

13 events — show timeline

• 2026-05-10 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $120,000 NWMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $130,000 NWMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $135,000 NWMLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $137,500 NWMLS as Distributed by MLS Grid
• 2026-02-03 Listed $140,000 NWMLS as Distributed by MLS Grid
• 2020-03-25 Sold (MLS) $45,500 NWMLS as Distributed by MLS Grid
• 2020-03-19 Pending — NWMLS as Distributed by MLS Grid
• 2020-03-14 Pending — NWMLS as Distributed by MLS Grid
• 2020-03-05 Listed $50,000 NWMLS as Distributed by MLS Grid
• 2011-08-15 Sold (MLS) $14,000 NWMLS as Distributed by MLS Grid
• 2011-07-31 Pending — NWMLS as Distributed by MLS Grid
• 2010-11-20 Listed $17,000 NWMLS as Distributed by MLS Grid