645 N 7th · Sequim, WA 98382

$249,950

3 bd · 2.0 ba · 1,612 sqft · Manufactured public records · 3 Days on market

Built 1999 Est $260k · at est.

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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 +21.9/30.0
• ARV discount +9.2/15.0
• DSCR +7.0/10.0
• Schools +5.3/10.0
• 1% rule +5.1/10.0
• 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

Come join the centrally located Hendrickson Community in sunny Sequim & take advantage of this rare double lot with a spacious home, beautiful backyard, just steps to the Discovery Trail. A short walk or bike ride to all the downtown shopping, dining, golfing & medical facilities. The split layout has the primary suite separated from the guestrooms, an open kitchen/dining area, 2 large living areas & cozy pellet stove. Imagine settling in before summer & enjoying all the Olympic Peninsula has to offer!

Key facts

• Heat pump
• Double lot
• New lvp flooring

Tags

• DOUBLE LOT
• HEAT PUMP
• NEW LVP FLOORING
• OPEN KITCHEN
• BREAKFAST BAR
• TWO LARGE LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.2% 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 45d 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 41% 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $249,950

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $259,532
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 N 7th	0.00mi	3/2.0	1,612 (0%)	1mo	$249,950	$155	99
629 N 7th Ave	0.01mi	3/2.0	1,630 (+1%)	9mo	$261,700	$161	90
610 N 7th Ave	0.04mi	3/2.0	1,600 (-1%)	8mo	$205,000	$128	90
508 N 7th Ave	0.16mi	2/2.0 (-1)	1,502 (-7%)	3mo	$240,000	$160	74
507 N 7th Ave	0.15mi	2/2.0 (-1)	1,502 (-7%)	5mo	$235,000	$156	73
747 W Heritage Loop	0.14mi	2/2.0 (-1)	1,458 (-10%)	1mo	$250,000	$171	72
734 Heritage Loop	0.11mi	2/2.0 (-1)	1,458 (-10%)	9mo	$335,000	$230	66
891 N Portside Way	0.46mi	2/2.0 (-1)	1,642 (+2%)	6mo	$300,000	$183	66
420 W Cove Ln	0.56mi	3/2.0	1,772 (+10%)	0mo	$320,000	$181	57
626 N Priest Rd	0.53mi	2/2.0 (-1)	1,728 (+7%)	8mo	$500,000	$289	52
51 Juniper Mobile Ests	0.40mi	2/2.0 (-1)	1,442 (-10%)	9mo	$135,000	$94	51
325 N Fifth Ave #34	0.31mi	2/2.0 (-1)	1,388 (-14%)	9mo	$190,000	$137	50

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-15,551
• Equity at exit: $37,268

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $18,473
• Equity at exit: $21,611

Cash invested: $69,986 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,520 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $392

Break-even live

Break-even rent $2,023

Max offer price $249,950

Occupancy floor 79%

Sensitivity live

Price	-10% $534	-5% $463	+0% $392	+5% $322	+10% $251
Rent	-10% $193	-5% $293	+0% $392	+5% $492	+10% $592
Rate	-1.0pp $518	-0.5pp $456	base $392	+0.5pp $328	+1.0pp $262

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: $62,488
• Closing costs: $7,498
• 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	44d	1	0.29mi
522 W Evergreen Farm Way Sequim, WA	2.0	2.0	1336	$2,450	$1.83	44d	1	0.57mi
246 W Maple St Sequim, WA	3.0	2.0	1200	$2,300	$1.92	44d	1	0.80mi

Listing history 21 events

1. 2026-05-08
   soldstatus $249,950 Closed
2. 2026-04-21
   status Pending
3. 2026-04-21
   status Pending
4. 2026-04-17
   listed $249,950 Active
5. 2026-04-17
   listed $249,950 Active
6. 2023-06-15
   soldstatus $253,000 Closed 531-char remark

   Show marketing remark (531 chars)

   Come join the centrally located Hendrickson Community in sunny Sequim & take advantage of this rare double lot with a spacious home, beautiful backyard, just steps to the Discovery Trail. A short walk or bike ride to all the downtown shopping, dining, golfing & medical facilities. The split layout has the primary suite separated from the guestrooms, an open kitchen/dining area, 2 large living areas & cozy pellet stove. Imagine settling in before summer & enjoying all the Olympic Peninsula has to offer!

7. 2023-06-15
   soldstatus $253,000 Closed

   Show marketing remark (531 chars)

   Come join the centrally located Hendrickson Community in sunny Sequim & take advantage of this rare double lot with a spacious home, beautiful backyard, just steps to the Discovery Trail. A short walk or bike ride to all the downtown shopping, dining, golfing & medical facilities. The split layout has the primary suite separated from the guestrooms, an open kitchen/dining area, 2 large living areas & cozy pellet stove. Imagine settling in before summer & enjoying all the Olympic Peninsula has to offer!

8. 2023-05-25
   status Pending

   Show marketing remark (531 chars)

   Come join the centrally located Hendrickson Community in sunny Sequim & take advantage of this rare double lot with a spacious home, beautiful backyard, just steps to the Discovery Trail. A short walk or bike ride to all the downtown shopping, dining, golfing & medical facilities. The split layout has the primary suite separated from the guestrooms, an open kitchen/dining area, 2 large living areas & cozy pellet stove. Imagine settling in before summer & enjoying all the Olympic Peninsula has to offer!

9. 2023-05-25
   historical 531-char remark

   Show marketing remark (531 chars)

   Come join the centrally located Hendrickson Community in sunny Sequim & take advantage of this rare double lot with a spacious home, beautiful backyard, just steps to the Discovery Trail. A short walk or bike ride to all the downtown shopping, dining, golfing & medical facilities. The split layout has the primary suite separated from the guestrooms, an open kitchen/dining area, 2 large living areas & cozy pellet stove. Imagine settling in before summer & enjoying all the Olympic Peninsula has to offer!

10. 2023-04-28
    listed $275,000 Active 531-char remark

    Show marketing remark (531 chars)

    Come join the centrally located Hendrickson Community in sunny Sequim & take advantage of this rare double lot with a spacious home, beautiful backyard, just steps to the Discovery Trail. A short walk or bike ride to all the downtown shopping, dining, golfing & medical facilities. The split layout has the primary suite separated from the guestrooms, an open kitchen/dining area, 2 large living areas & cozy pellet stove. Imagine settling in before summer & enjoying all the Olympic Peninsula has to offer!

11. 2023-04-27
    listed $275,000 Active
12. 2021-07-16
    soldstatus $230,000 504-char remark

    Show marketing remark (504 chars)

    YOU WILL LOVE this very well maintained 3 bedroom, 2 bathroom manufactured home located in Hendrickson Estates, a 55+ community in the heart of Sequim. This home is within walking distance of shopping, restaurants, the Discovery Trail, medical facilities, and all other amenities Sequim has to offer. Features include low maintenance landscaping, an ADA ramp to the front door, new pellet stove, recently serviced heat pump, high-end water softener, large utility sink, new flooring and paint throughout.

13. 2021-07-16
    soldstatus $230,000 Closed

    Show marketing remark (504 chars)

    YOU WILL LOVE this very well maintained 3 bedroom, 2 bathroom manufactured home located in Hendrickson Estates, a 55+ community in the heart of Sequim. This home is within walking distance of shopping, restaurants, the Discovery Trail, medical facilities, and all other amenities Sequim has to offer. Features include low maintenance landscaping, an ADA ramp to the front door, new pellet stove, recently serviced heat pump, high-end water softener, large utility sink, new flooring and paint throughout.

14. 2021-07-03
    status Pending
15. 2021-06-29
    status Active
16. 2021-06-19
    status Pending
17. 2021-06-14
    listed $239,000 Active
18. 2020-11-24
    soldstatus $194,000
19. 2020-11-24
    soldstatus $194,000
20. 2020-09-11
    listed $199,000
21. 2017-12-21
    soldstatus $130,000

ⓘ 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: $2,203 · $184/mo
• Projected year-2 tax: $2,450 · $204/mo
• Expected delta: +$246/yr (+$21/mo · 11.2%)

ⓘ 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: $30,242
• − Mortgage interest: −$14,001
• − Property taxes: −$2,203
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − Depreciation: −$7,271
• Taxable income: $678
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $4,546/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

+92.3% since first listed

21 events — show timeline

• 2026-05-08 Sold (MLS) $249,950 NWMLS as Distributed by MLS Grid
• 2026-04-21 Pending — OLS
• 2026-04-21 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-17 Listed $249,950 OLS
• 2026-04-17 Listed $249,950 NWMLS as Distributed by MLS Grid
• 2023-06-15 Sold (MLS) $253,000 NWMLS as Distributed by MLS Grid
• 2023-06-15 Sold (MLS) $253,000 OLS
• 2023-05-25 Pending — NWMLS as Distributed by MLS Grid
• 2023-05-25 Delisted — OLS
• 2023-04-28 Listed $275,000 OLS
• 2023-04-27 Listed $275,000 NWMLS as Distributed by MLS Grid
• 2021-07-16 Sold (MLS) $230,000 NWMLS as Distributed by MLS Grid
• 2021-07-16 Sold (MLS) $230,000 OLS
• 2021-07-03 Pending — NWMLS as Distributed by MLS Grid
• 2021-06-29 Relisted — NWMLS as Distributed by MLS Grid
• 2021-06-19 Pending — NWMLS as Distributed by MLS Grid
• 2021-06-14 Listed $239,000 NWMLS as Distributed by MLS Grid
• 2020-11-24 Sold (MLS) $194,000 OLS
• 2020-11-24 Sold (MLS) $194,000 NWMLS as Distributed by MLS Grid
• 2020-09-11 Listed $199,000 NWMLS as Distributed by MLS Grid
• 2017-12-21 Sold (MLS) $130,000 OLS

Property tax history

+7.0%/yr

Latest (2026): $2,203 · +10.2% YoY. Source: county tax records.