901 Ruby Valley Ct · Peaceful Valley, WA 98266

$249,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 572 Days on market

Built 1993 10,454 sqft lot $192/sqft · 10% below area Est $276k · 10% under $21/mo HOA · 1% of rent

---

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 +18.3/30.0
• ARV discount +11.9/15.0
• DSCR +5.8/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper. 1993 Mobile Home in the Peaceful Valley Area (Maple Falls). Good size lot and yard w/ privacy tucked in the trees. 1296 Sq Ft, Vaulted ceilings, Spacious main bedroom. Great size floor plan. Sits on a concrete slab. Seller is selling as is. Fixer.

Key facts

• Yard w/privacy
• 0.24 acre lot
• Built 1993

Tags

• YARD W/PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (11.6% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.3% in Peaceful Valley — 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 60/100 on livability (#453 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A-; Watch: commute C-, health & safety D, schools F.
• Mount Baker School District (rural): math 40% / reading 53% proficiency, ranked #165 of 291 in WA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,190 units permitted in Whatcom County in 2024 (327 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 $7k of value loss. Plan a longer hold.
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 572 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $249k implies a 329% gain — meaningful room to come down on a strong offer.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 572 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-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: 0.88% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (median comp): $276,120
• List price: $249,000
• Delta: -9.82%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
881 Ruby Valley Ct	0.03mi	3/2.0	1,279 (-1%)	15mo	$350,000	$274	84
971 Deep Valley Dr	0.08mi	3/2.0	1,344 (+4%)	19mo	$300,000	$223	74
6164 Cedar Ln	0.62mi	3/2.0	1,296 (0%)	0mo	$322,000	$248	71
1201 Hopeful Valley Ln	0.14mi	3/2.0	1,215 (-6%)	16mo	$289,000	$238	70
8365 Holly Ln	0.43mi	3/2.0	1,293 (-0%)	12mo	$350,000	$271	69
2071 Clear Valley Dr	0.25mi	3/2.0	1,152 (-11%)	0mo	$249,900	$217	69
8333 Beaver Ct	0.40mi	3/2.0	1,320 (+2%)	13mo	$310,000	$235	68
8388 Holly Ln	0.44mi	2/2.0 (-1)	1,296 (0%)	17mo	$281,500	$217	60
8461 Cimarron Way	0.67mi	2/2.0 (-1)	1,296 (0%)	4mo	$240,700	$186	60
6257 Azure Way	0.47mi	3/2.0	1,174 (-9%)	4mo	$340,000	$290	59
8515 Golden Valley Dr	0.70mi	3/2.0	1,344 (+4%)	8mo	$275,000	$205	54
8283 Golden Valley Blvd	0.49mi	3/2.0	1,176 (-9%)	9mo	$189,000	$161	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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-25,802
• Equity at exit: $37,127

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-4,008
• Equity at exit: $21,529

Cash invested: $69,720 (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 98266

• Home prices YoY: -14.9%
• Active inventory: 61
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$104
• HOA: −$21
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $230

Break-even live

Break-even rent $1,909

Max offer price $249,000

Occupancy floor 85%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8118 Pony Express Way Maple Falls, WA	2.0	2.0	1321	$2,200	$1.67	13d	1	0.44mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 27 events

1. 2026-06-18
   days on market $249,000 Active 572 DOM
2. 2026-06-17
   days on market $249,000 Active 571 DOM
3. 2026-06-16
   days on market $249,000 Active 570 DOM
4. 2026-06-15
   days on market $249,000 Active 569 DOM
5. 2026-06-14
   days on market $249,000 Active 567 DOM
6. 2026-06-13
   days on market $249,000 Active 566 DOM
7. 2026-06-10
   days on market $249,000 Active 564 DOM
8. 2026-06-09
   days on market $249,000 Active 563 DOM
9. 2026-06-08
   days on market $249,000 Active 562 DOM
10. 2026-06-07
    days on market $249,000 Active 561 DOM
11. 2026-06-05
    days on market $249,000 Active 558 DOM
12. 2026-06-02
    days on market $249,000 Active 556 DOM
13. 2026-06-01
    days on market $249,000 Active 555 DOM
14. 2026-05-31
    days on market $249,000 Active 554 DOM
15. 2026-05-30
    days on market $249,000 Active 553 DOM
16. 2025-11-26
    status Active
17. 2025-11-26
    historical
18. 2025-10-17
    price $249,000
19. 2025-09-06
    price $270,000
20. 2024-11-23
    listed $299,000 Active
21. 2014-08-29
    soldstatus $58,000 Sold
22. 2014-08-29
    soldstatus $58,000
23. 2014-08-22
    status Pending
24. 2014-08-14
    status Pending Inspection
25. 2014-06-06
    listed $68,500 Active
26. 1993-08-19
    soldstatus $42,878
27. 1992-09-28
    soldstatus $11,500

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $2,440 · $203/mo
• Expected delta: +$1,510/yr (+$126/mo · 162.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$13,948
• − Property taxes: −$931
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$252
• − Depreciation: −$7,244
• Taxable loss: −$1,443
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $3,105/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: Mount Baker School District
• NCES district ID: 5305310
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $53,695
• Composite: 42.37/100
• National rank: #6931
• State rank: #165 of 291 in WA

Livability — Peaceful Valley

• Score: 60/100
• State rank: #453
• US rank: #18635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peaceful Valley, WA
• Population (ZIP): 4,198

Population outlook (Whatcom County) Hauer SSP2

• Today (2025): 240,408 people
• By 2030: 254,667 · +5.9%
• By 2040: 281,365 · +17.0%
• By 2050: 307,592 · +27.9%
• By 2075: 375,576 · +56.2%
• By 2100: 421,637 · +75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 5% Iranian 4% Subsaharan African 3%
• Foreign-born: 9% · Canada, Philippines, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Vietnamese 2%

Political lean MEDSL · Whatcom

• 2024 margin: Strong D (+24.9) · D 60.8% · R 35.9% · Other 3.3%
• 2008→2024 swing: +6.9pp toward D · 2008: 18.0pp · 2024: 24.9pp
• All cycles: 2024: D+24.9 2020: D+23.9 2016: D+17.7 2012: D+12.1 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.36%
• Current HPI: 327.9087
• 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

+2065.2% since first listed

12 events — show timeline

• 2025-11-26 Relisted — NWMLS as Distributed by MLS Grid
• 2025-11-26 Delisted — NWMLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $249,000 NWMLS as Distributed by MLS Grid
• 2025-09-06 Price Changed $270,000 NWMLS as Distributed by MLS Grid
• 2024-11-23 Listed $299,000 NWMLS as Distributed by MLS Grid
• 2014-08-29 Sold (Public Records) $58,000 Public Records
• 2014-08-29 Sold (MLS) $58,000 NWMLS as Distributed by MLS Grid
• 2014-08-22 Pending — NWMLS as Distributed by MLS Grid
• 2014-08-14 Pending — NWMLS as Distributed by MLS Grid
• 2014-06-06 Listed $68,500 NWMLS as Distributed by MLS Grid
• 1993-08-19 Sold (Public Records) $42,878 Public Records
• 1992-09-28 Sold (Public Records) $11,500 Public Records

Property tax history

+0.4%/yr

Latest (2026): $931 · +6.4% YoY. Source: county tax records.