686 Old Arden Highway Lot #24 Rd · Colville, WA 99114-0000

$40,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 175 Days on market

Built 1974 $41/sqft · 75% below area ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check this place out! MARLE mobile home for sale. This 14x70 mobile home has 2 bed and 1 bath. It is located 7 miles from Colville in Arden. Home is located in the Country Villa mobile home park. OWNER FINANCING AVAILABLE

Key facts

• Built 1974
• Listed 175 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 1.6% in Colville — 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 78/100 on livability (#119 in WA, #2,418 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: employment D, commute F.
• Colville School District (town): math 52% / reading 67% proficiency, ranked #75 of 291 in WA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 341 units permitted in Stevens County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (3.0% local appreciation)).
• Stevens County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
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: 2.80% ✓
• Cap rate: 25.87%
• Cash-on-cash: 69.92%
• DSCR: 4.11
• GRM: 3.0

CMA / ARV

• ARV (median comp): $158,750
• List price: $40,000
• Delta: -74.80%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
686 Old Arden Hwy #3	0.00mi	3/2.0 (+1)	972 (-1%)	15mo	$92,000	$95	77

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: 74.6%
• Equity multiple: 5.14×
• Total profit: $46,374
• Equity at exit: $17,986

10-year hold

• IRR: 74.1%
• Equity multiple: 10.54×
• Total profit: $106,828
• Equity at exit: $27,718

Cash invested: $11,200 (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 99114-0000

• Active inventory: 29
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$7 /mo · $86/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $653

Break-even live

Break-even rent $296

Max offer price $40,000

Occupancy floor 37%

Sensitivity live

Price	-10% $675	-5% $664	+0% $653	+5% $641	+10% $582
Rent	-10% $564	-5% $608	+0% $653	+5% $697	+10% $741
Rate	-1.0pp $673	-0.5pp $663	base $653	+0.5pp $642	+1.0pp $632

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   status $40,000 Pending 175 DOM
2. 2026-06-15
   days on market $40,000 Active 175 DOM
3. 2026-06-15
   days on market $40,000 Active 174 DOM
4. 2026-06-13
   days on market $40,000 Active 173 DOM
5. 2026-06-12
   days on market $40,000 Active 172 DOM
6. 2026-06-09
   days on market $40,000 Active 169 DOM
7. 2026-06-08
   days on market $40,000 Active 168 DOM
8. 2026-06-08
   days on market $40,000 Active 167 DOM
9. 2026-06-03
   days on market $40,000 Active 163 DOM
10. 2026-06-02
    pricedays on market $40,000 Active 162 DOM
11. 2026-06-01
    days on market $50,000 Active 161 DOM
12. 2026-05-31
    days on market $50,000 Active 160 DOM
13. 2026-04-08
    price $50,000 221-char remark

    Show marketing remark (221 chars)

    Check this place out! MARLE mobile home for sale. This 14x70 mobile home has 2 bed and 1 bath. It is located 7 miles from Colville in Arden. Home is located in the Country Villa mobile home park. OWNER FINANCING AVAILABLE

14. 2026-04-07
    price $50,000 287-char remark

    Show marketing remark (287 chars)

    Check this place out! MARLE mobile home for sale. This 14x70 mobile home has 2 bed and 1 bath. It is located 7 miles from Colville in Arden. Home is located in the Country Villa mobile home park. OWNER FINANCING AVAILABLE Park Lot Fee Approximately $285. That includes water and septic

15. 2026-03-07
    price $60,000 221-char remark

    Show marketing remark (287 chars)

    Check this place out! MARLE mobile home for sale. This 14x70 mobile home has 2 bed and 1 bath. It is located 7 miles from Colville in Arden. Home is located in the Country Villa mobile home park. OWNER FINANCING AVAILABLE Park Lot Fee Approximately $285. That includes water and septic

16. 2026-03-07
    price $60,000 287-char remark

    Show marketing remark (287 chars)

    Check this place out! MARLE mobile home for sale. This 14x70 mobile home has 2 bed and 1 bath. It is located 7 miles from Colville in Arden. Home is located in the Country Villa mobile home park. OWNER FINANCING AVAILABLE Park Lot Fee Approximately $285. That includes water and septic

17. 2025-12-19
    listed $70,000 Active 221-char remark

    Show marketing remark (287 chars)

    Check this place out! MARLE mobile home for sale. This 14x70 mobile home has 2 bed and 1 bath. It is located 7 miles from Colville in Arden. Home is located in the Country Villa mobile home park. OWNER FINANCING AVAILABLE Park Lot Fee Approximately $285. That includes water and septic

18. 2025-12-19
    listed $70,000 Active 287-char remark

    Show marketing remark (287 chars)

    Check this place out! MARLE mobile home for sale. This 14x70 mobile home has 2 bed and 1 bath. It is located 7 miles from Colville in Arden. Home is located in the Country Villa mobile home park. OWNER FINANCING AVAILABLE Park Lot Fee Approximately $285. That includes water and septic

ⓘ 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: $86 · $7/mo
• Projected year-2 tax: $392 · $33/mo
• Expected delta: +$306/yr (+$26/mo · 358.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 97% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,461
• − Mortgage interest: −$2,241
• − Property taxes: −$86
• − Insurance: −$200
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,164
• Taxable income: $7,617
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,003/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: Colville School District
• NCES district ID: 5301630
• Math proficiency: 52% ▼ -5.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $43,060
• Composite: 51.6/100
• National rank: #3640
• State rank: #75 of 291 in WA

Livability — Colville

• Score: 78/100
• State rank: #119
• US rank: #2418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-28.6% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $50,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $50,000 NEWMLS
• 2026-03-07 Price Changed $60,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $60,000 NEWMLS
• 2025-12-19 Listed $70,000 NEWMLS
• 2025-12-19 Listed $70,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2026): $86 · -2.1% YoY. Source: county tax records.