57 Clemons Rd #15 · Central Park, WA 98563

$99,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 50 Days on market

Built 1981 $74/sqft · 38% below area Est $160k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 3 bedroom, 1.0 bathroom, mobile / manufactured home. This home is located at 57 Clemons Rd Trailer 15, Montesano, WA 98563.

Key facts

• Vinyl windows
• Electric fireplace
• Remodeled clubhouse

Tags

• VINYL WINDOWS
• ELECTRIC FIREPLACE
• REMODELED CLUBHOUSE

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Land lease $550/month; Listing terms: Cash or Conventional
• HOA & community: Located in Country Estates manufactured home park; Park approved for sale; Approximately 105 homes in the park; Senior community

Exterior

• Parking: Carport; Uncovered parking; RV parking available in park
• Utilities: Electric energy source; Electric water heater (located on back porch/shed); Public/community water; Public sewer; Power by Grays Harbor PUD; Cable (Comcast)
• Home design: Manufactured home (double wide); One story; Good condition; Make: Fuqua; Model: 81 Fuqua 56x24; Skirted with metal; Mobile home remains on site
• Construction: Metal roof; Constructed with metal/vinyl materials; Tie down foundation
• Exterior features: Metal/Vinyl exterior; Awnings; Landscaped; Patio/Porch/Deck; Skylights; Vaulted ceilings; Wet bar; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; Forced air cooling
• Interior features: Fireplace (electric); Water heater
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#174 in WA, #4,470 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: health & safety C-, schools D, amenities F.
• Montesano School District (town): math 57% / reading 63% proficiency, ranked #60 of 291 in WA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 297 units permitted in Grays Harbor County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grays Harbor County population projected at -24% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $99k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (median comp): $160,000
• List price: $99,000
• Delta: -38.12%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Clemons Rd #68	0.00mi	2/2.0 (-1)	1,344 (0%)	3mo	$105,000	$78	92
57 Clemons Rd #65	0.00mi	2/2.0 (-1)	1,440 (+7%)	2mo	$215,000	$149	82
57 Clemons Rd #66	0.00mi	2/2.0 (-1)	1,334 (-1%)	23mo	$161,000	$121	74
57 Clemons Rd #41	0.00mi	3/2.0	1,512 (+12%)	8mo	$215,000	$142	72
57 Clemons Rd #33	0.00mi	3/2.0	1,423 (+6%)	23mo	$117,500	$83	71

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,219
• Equity at exit: $14,761

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $27,697
• Equity at exit: $8,560

Cash invested: $27,720 (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 98563

• Active inventory: 69
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $302

Break-even live

Break-even rent $894

Max offer price $99,000

Occupancy floor 71%

Sensitivity live

Price	-10% $358	-5% $330	+0% $302	+5% $274	+10% $246
Rent	-10% $201	-5% $251	+0% $302	+5% $352	+10% $403
Rate	-1.0pp $352	-0.5pp $327	base $302	+0.5pp $276	+1.0pp $250

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 50 DOM
2. 2026-06-18
   days on market $99,000 Active 49 DOM
3. 2026-06-17
   days on market $99,000 Active 48 DOM
4. 2026-06-16
   days on market $99,000 Active 47 DOM
5. 2026-06-15
   days on market $99,000 Active 46 DOM
6. 2026-06-14
   days on market $99,000 Active 44 DOM
7. 2026-06-12
   pricedays on market $99,000 Active 43 DOM
8. 2026-06-08
   days on market $115,000 Active 39 DOM
9. 2026-06-07
   days on market $115,000 Active 38 DOM
10. 2026-06-05
    days on market $115,000 Active 35 DOM
11. 2026-06-03
    days on market $115,000 Active 34 DOM
12. 2026-06-02
    days on market $115,000 Active 33 DOM
13. 2026-06-01
    days on market $115,000 Active 32 DOM
14. 2026-05-31
    days on market $115,000 Active 31 DOM
15. 2026-05-30
    days on market $115,000 Active 30 DOM
16. 2026-04-30
    listed $125,000 Active
17. 2026-03-10
    listed $120,000 Active 133-char remark

    Show marketing remark (133 chars)

    This is a 3 bedroom, 1.0 bathroom, mobile / manufactured home. This home is located at 57 Clemons Rd Trailer 15, Montesano, WA 98563.

18. 2006-07-24
    soldstatus $29,500
19. 2006-06-16
    listed $31,956

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$14/yr (+$1/mo · 1.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥82°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,318
• − Mortgage interest: −$5,546
• − Property taxes: −$956
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,880
• Taxable income: $2,193
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $3,096/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: Montesano School District
• NCES district ID: 5305160
• Math proficiency: 57% ▲ 3.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $54,981
• Composite: 53.15/100
• National rank: #3220
• State rank: #60 of 291 in WA

Livability — Central Park

• Score: 74/100
• State rank: #174
• US rank: #4470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,630

Population outlook (Grays Harbor County) Hauer SSP2

• Today (2025): 66,443 people
• By 2030: 63,255 · -4.8%
• By 2040: 56,466 · -15.0%
• By 2050: 50,516 · -24.0%
• By 2075: 39,296 · -40.9%
• By 2100: 31,142 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Portuguese 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Grays Harbor

• 2024 margin: Lean R (+6.0) · D 45.6% · R 51.6% · Other 2.8%
• 2008→2024 swing: -20.6pp toward R · 2008: 14.6pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+6.6 2016: R+7.1 2012: D+14.0 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -249.34%
• Current HPI: 213.2127
• 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

+209.8% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $99,000 NWMLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $115,000 NWMLS as Distributed by MLS Grid
• 2026-04-30 Listed $125,000 NWMLS as Distributed by MLS Grid
• 2026-03-10 Listed $120,000 Fizber.com
• 2006-07-24 Sold (MLS) $29,500 NWMLS as Distributed by MLS Grid
• 2006-06-16 Listed $31,956 NWMLS as Distributed by MLS Grid

Property tax history

+22.9%/yr

Latest (2026): $956 · -1.8% YoY. Source: county tax records.