2350 Douglas Rd #26 · Ferndale, WA 98248

$200,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 44 Days on market

Built 2017 1,800 sqft lot $185/sqft · 18% above area Est $167k · 20% 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

2017 Modern Manufactured Home 3 BR, 2 BA. Double Carport. Discover the perfect move in ready home featuring a bright, open-concept design and elegant tasteful finishes. This 2017 Titan homes model is meticulously maintained and offers a spacious primary bedroom with a private en suite bath. Exterior highlights include a functional two-car carport. Located in a desirable area, this home combines contemporary style with exceptional value. Schedule your tour today!

Key facts

• Open-concept design
• Double carport
• Contemporary style

Tags

• MODERN MANUFACTURED HOME
• DOUBLE CARPORT
• OPEN-CONCEPT DESIGN
• PRIVATE EN SUITE BATH
• FUNCTIONAL TWO-CAR CARPORT
• CONTEMPORARY STYLE

Property features AI

Finance

• Other: Land lease amount $600 per month; Annual taxes $1,052 (2026)
• Financial info: Listing terms: Cash
• HOA & community: Park approved for sale; Common area in park; Ferndale Estates park with about 55 homes; Pets allowed; Monthly land lease

Exterior

• Parking: Carport
• Utilities: Public water (Ferndale Estates); Public sewer (Ferndale Estates); Electric service (PSE); Cable connected (Xfinity); Internet connected (Xfinity); Energy sources: Electric and Natural Gas
• Home design: Manufactured double-wide home; One story; Located in a manufactured home park; Mobile home remains on property; Very good condition
• Construction: Wood construction; Composition roof; Pillar/post/pier and slab foundation; Manufactured after 6/15/1976
• Exterior features: Patio/porch/deck; Landscaped; Paved lot; Has a view

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Vaulted ceilings; Wood products exterior trim/details; Double pane windows; Kitchen with eating space; Living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.5% in Ferndale — 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 81/100 on livability (#79 in WA, #1,471 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, housing A; Watch: amenities F, cost of living D-.
• Ferndale School District (suburban): math 43% / reading 58% proficiency, ranked #138 of 291 in WA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 232 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $200k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $166,956
• List price: $200,000
• Delta: 19.79%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 Douglas Rd #17	0.00mi	2/2.0 (-1)	1,188 (+10%)	2mo	$189,522	$160	77
2350 Douglas Rd #23	0.00mi	3/2.0	1,026 (-5%)	18mo	$143,000	$139	76
2392 Douglas Rd #57	0.16mi	3/2.0	940 (-13%)	6mo	$167,000	$178	66
2350 Douglas Rd #20	0.00mi	2/1.0 (-1)	960 (-11%)	9mo	$134,000	$140	65
2392 Douglas Rd #38	0.16mi	2/2.0 (-1)	924 (-14%)	13mo	$152,000	$165	52
2392 Douglas Rd #5	0.16mi	2/1.0 (-1)	996 (-8%)	22mo	$139,990	$141	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 · 4.79% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-4,031
• Equity at exit: $29,821

10-year hold

• IRR: 9.5%
• Equity multiple: 1.78×
• Total profit: $43,914
• Equity at exit: $17,292

Cash invested: $56,000 (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 98248

• Rents YoY: 4.8%
• Active inventory: 232
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $388

Break-even live

Break-even rent $1,544

Max offer price $200,000

Occupancy floor 76%

Sensitivity live

Price	-10% $501	-5% $445	+0% $388	+5% $331	+10% $275
Rent	-10% $227	-5% $308	+0% $388	+5% $468	+10% $549
Rate	-1.0pp $489	-0.5pp $439	base $388	+0.5pp $336	+1.0pp $284

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2375 Main St Unit 2371 203 Ferndale, WA	2.0	2.0	986	$1,675	$1.70	45d	1	0.07mi
2342 Main St Apt 2 Ferndale, WA	2.0	1.0	888	$1,650	$1.86	45d	1	0.12mi
2256 Douglas Rd Apt 1 Ferndale, WA	2.0	1.0	802	$1,500	$1.87	45d	1	0.24mi
2250 Main St Unit 102 Ferndale, WA	2.0	2.0	1000	$1,835	$1.83	22d	1	0.31mi
2325 Ferndale Ter Unit 2331-3 Ferndale, WA	2.0	1.0	810	$1,700	$2.10	15d	1	0.40mi
5752 Legoe Ave #202 Ferndale, WA	3.0	2.0	1100	$1,950	$1.77	45d	1	0.48mi
5739 Fallbrook Ln Unit 101 Ferndale, WA	2.0	1.5	1088	$1,995	$1.83	15d	1	0.50mi
2173 Siddle Loop #102 Ferndale, WA	2.0	2.0	1200	$1,980	$1.65	45d	1	0.53mi
2173 Siddle Loop Unit 103 Ferndale, WA	2.0	2.0	1150	$1,980	$1.72	45d	1	0.53mi
2175 Siddle Loop Unit 103 Ferndale, WA	2.0	2.0	1058	$2,015	$1.90	22d	1	0.54mi
2177 Siddle Loop Unit 103 Ferndale, WA	2.0	2.0	1058	$1,965	$1.86	22d	1	0.56mi
2160 Siddle Loop Unit 103 Ferndale, WA	2.0	2.0	1058	$2,015	$1.90	22d	1	0.61mi
2127 Siddle St Unit 102 Ferndale, WA	2.0	2.0	1003	$1,890	$1.88	22d	1	0.69mi
2031 Alder St Unit 104 Ferndale, WA	3.0	2.5	1285	$2,245	$1.75	45d	1	0.80mi
5731 3rd Ave Unit 101 Ferndale, WA	2.0	1.5	1027	$1,700	$1.66	45d	1	0.86mi
5608 1st Ave Ferndale, WA	4.0	2.0	1200	$3,250	$2.71	22d	1	0.87mi
5623 Front Ave Ferndale, WA	3.0	2.0	1200	$2,000	$1.67	45d	1	0.92mi
5702 Bass Dr Apt 103 Ferndale, WA	3.0	2.0	1450	$2,075	$1.43	22d	1	0.93mi
2274 Thornton St Ferndale, WA	3.0	1.0	1100	$2,500	$2.27	15d	1	1.13mi
6160 Jupiter Pl Ferndale, WA	4.0	1.0	1275	$2,675	$2.10	45d	1	1.25mi

Listing history 23 events

1. 2026-06-21
   days on market $200,000 Active 44 DOM
2. 2026-06-18
   days on market $200,000 Active 41 DOM
3. 2026-06-17
   days on market $200,000 Active 40 DOM
4. 2026-06-16
   days on market $200,000 Active 39 DOM
5. 2026-06-15
   days on market $200,000 Active 38 DOM
6. 2026-06-14
   days on market $200,000 Active 36 DOM
7. 2026-06-13
   days on market $200,000 Active 35 DOM
8. 2026-06-10
   days on market $200,000 Active 33 DOM
9. 2026-06-09
   days on market $200,000 Active 32 DOM
10. 2026-06-08
    days on market $200,000 Active 31 DOM
11. 2026-06-07
    days on market $200,000 Active 30 DOM
12. 2026-06-03
    days on market $200,000 Active 26 DOM
13. 2026-06-02
    days on market $200,000 Active 25 DOM
14. 2026-06-01
    pricestatus $200,000 Active 24 DOM
15. 2026-05-14
    status Pending
16. 2026-04-20
    listed $215,000 Active
17. 2017-08-25
    soldstatus $120,000 Sold
18. 2017-07-07
    status Pending
19. 2017-05-30
    status Active
20. 2017-05-28
    status Pending Inspection
21. 2017-05-21
    listed $109,000 Active
22. 2007-05-22
    soldstatus $37,500
23. 2007-04-10
    listed $33,000

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$908/yr (+$76/mo · 86.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥82°F today · 19 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: $24,423
• − Mortgage interest: −$11,203
• − Property taxes: −$1,052
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$5,818
• Taxable income: $1,442
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $4,310/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: Ferndale School District
• NCES district ID: 5302850
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 58% ▲ 4.00%
• Median HH income: $59,413
• Composite: 46.06/100
• National rank: #5494
• State rank: #138 of 291 in WA

Livability — Ferndale

• Score: 81/100
• State rank: #79
• US rank: #1471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferndale, WA
• County: Whatcom County · 209,776 people
• City population: 28,498
• Metro: Bellingham, WA
• Population (ZIP): 28,498
• Household income: $91,060
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 582.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Portuguese 4% Italian 4%
• Foreign-born: 12% · Canada, China
• Languages at home: 83% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▼ -427.43%
• Current HPI: 407.6077
• Rent YoY: ▲ 4.79%
• Metro: Bellingham, 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

+506.1% since first listed

11 events — show timeline

• 2026-06-01 Relisted — NWMLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $200,000 NWMLS as Distributed by MLS Grid
• 2026-05-14 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-20 Listed $215,000 NWMLS as Distributed by MLS Grid
• 2017-08-25 Sold (MLS) $120,000 NWMLS as Distributed by MLS Grid
• 2017-07-07 Pending — NWMLS as Distributed by MLS Grid
• 2017-05-30 Relisted — NWMLS as Distributed by MLS Grid
• 2017-05-28 Pending — NWMLS as Distributed by MLS Grid
• 2017-05-21 Listed $109,000 NWMLS as Distributed by MLS Grid
• 2007-05-22 Sold (MLS) $37,500 NWMLS as Distributed by MLS Grid
• 2007-04-10 Listed $33,000 NWMLS as Distributed by MLS Grid

Property tax history

+14.2%/yr

Latest (2026): $1,052 · +41.5% YoY. Source: county tax records.