2015 6th Ave Spc 9 #9 · Clarkston Heights-Vineland, WA 99403

$85,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 10 Days on market

Built 1977 Est $127k · 33% under

---

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

Listing remarks

The most affordable place to live is here! Spacious double wide home in Clarkston Heights 55+ manufactured home park. Extra large lot with storage shed and raised garden beds. Lots of roses to pick! You enjoy evenings on the covered patio complete with double car carport & ramp. Spacious home offers new carpeting just installed in huge living room with formal dining area & built in hutch. Bright & cheery kitchen even has a built in cutting board, breakfast bar, double ovens too. All appliances are included. Giant primary suite with large tub & shower. Second bedroom & bath adjacent.

Key facts

• New carpeting
• Raised garden beds
• Extra large lot

Tags

• EXTRA LARGE LOT
• STORAGE SHED
• RAISED GARDEN BEDS
• COVERED PATIO
• DOUBLE CAR CARPORT
• NEW CARPETING

Property features AI

Exterior

• Parking: Attached parking; Carport with 2 covered spaces (total parking for 2)
• Utilities: Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1977
• Construction: Accessible approach with ramp
• Exterior features: Metal fencing; Covered patio/deck; Paved road access; Accessible approach with ramp

Interior

• Kitchen: Double oven; Built-in oven/range; Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl sheet
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Family room; Double vanity; Breakfast bar; Laminate counters
• Laundry & utility: Washer; Dryer; Utility room on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.5% vs local median 1.4% in Clarkston Heights-Vineland — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clarkston School District (suburban): math 38% / reading 57% proficiency, ranked #172 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heights Elementary (361 students, 45% FRL).
• Market conditions: 249 active listings in the ZIP; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.54% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.56%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $127,488
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 6th Ave #308	0.11mi	2/2.0	1,512 (-2%)	3mo	$99,500	$66	90
2115 6th Ave #7	0.11mi	2/2.0	1,440 (-6%)	2mo	$119,999	$83	83
2015 6th Ave #11	0.00mi	2/2.0	1,456 (-5%)	13mo	$81,400	$56	81
2115 6th Ave #18	0.11mi	3/2.0 (+1)	1,512 (-2%)	11mo	$145,000	$96	78
2015 6th Ave Unit 161A	0.00mi	3/2.0 (+1)	1,456 (-5%)	10mo	$75,000	$52	78
2175 9th Ave	0.12mi	3/2.0 (+1)	1,568 (+2%)	22mo	$345,000	$220	68
2015 6th Ave Unit 127A	0.00mi	3/2.0 (+1)	1,440 (-6%)	23mo	$86,500	$60	65
2115 6th Ave Spc 48	0.11mi	3/2.0 (+1)	1,716 (+12%)	8mo	$149,000	$87	64
2115 6th Ave Unit #45 Ave	0.11mi	2/2.0	1,344 (-12%)	21mo	$79,000	$59	57
2141 6th Ave	0.12mi	2/2.0	1,752 (+14%)	18mo	$340,000	$194	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.78×
• Total profit: $18,502
• Equity at exit: $12,674

10-year hold

• IRR: 27.5%
• Equity multiple: 3.42×
• Total profit: $57,624
• Equity at exit: $7,349

Cash invested: $23,800 (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 99403

• Active inventory: 249
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $507

Break-even live

Break-even rent $668

Max offer price $85,000

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $85,000 Active 10 DOM
2. 2026-06-18
   days on market $85,000 Active 9 DOM
3. 2026-06-17
   days on market $85,000 Active 8 DOM
4. 2026-06-16
   days on market $85,000 Active 7 DOM
5. 2026-06-15
   days on market $85,000 Active 6 DOM
6. 2026-06-14
   days on market $85,000 Active 4 DOM
7. 2026-06-12
   remarks 601-char remark
8. 2026-06-12
   listed $85,000 Active 3 DOM

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $833 · $69/mo
• Expected delta: +$279/yr (+$23/mo · 50.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥100°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,712
• − Mortgage interest: −$4,761
• − Property taxes: −$554
• − Insurance: −$425
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,473
• Taxable income: $4,985
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $4,888/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: Clarkston School District
• NCES district ID: 5301320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $42,030
• Composite: 42.03/100
• National rank: #7065
• State rank: #172 of 291 in WA

Livability — Clarkston Heights-Vineland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Clarkston Heights-Vineland, WA
• Population (ZIP): 20,483

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Native American 1% Asian 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.91%
• Current HPI: 173.3027
• 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

1 event — show timeline

• 2026-06-09 Listed $85,000 IMLS

Property tax history

+22.0%/yr

Latest (2025): $554 · +213.2% YoY. Source: county tax records.