39100 NW Pacific Hwy · Woodland, WA 98674

$89,500

2 bd · 1.0 ba · 918 sqft · Land · 140 Days on market

Built 1994 $97/sqft · 21% above area Est $74k · 21% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

Key facts

• Bright kitchen
• Fully updated
• Larger lot

Tags

• FULLY UPDATED
• NEW LUXURY VINYL FLOORING
• BRIGHT KITCHEN
• PLENTY OF CABINET SPACE
• CENTER ISLAND
• LARGER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 2.8% in Woodland — 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 77/100 on livability (#152 in WA, #3,252 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B+; Watch: schools D+, commute F.
• Woodland School District (town): math 48% / reading 62% proficiency, ranked #94 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 221 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clark County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 1.96% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.60%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $73,683
• List price: $89,500
• Delta: 21.47%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $7,298
• Equity at exit: $13,345

10-year hold

• IRR: 16.9%
• Equity multiple: 2.41×
• Total profit: $35,227
• Equity at exit: $7,738

Cash invested: $25,060 (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 98674

• Home prices YoY: -21.8%
• Active inventory: 221
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $338

Break-even live

Break-even rent $1,323

Max offer price $89,500

Occupancy floor 76%

Sensitivity live

Price	-10% $400	-5% $369	+0% $338	+5% $307	+10% $276
Rent	-10% $199	-5% $269	+0% $338	+5% $407	+10% $476
Rate	-1.0pp $383	-0.5pp $361	base $338	+0.5pp $315	+1.0pp $291

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1451 N Goerig St Unit 1459-5 Woodland, WA	2.0	2.0	1048	$1,450	$1.38	4d	1	0.58mi
1451 N Goerig St Unit 1459-4 Woodland, WA	1.0	1.0	758	$1,275	$1.68	44d	1	0.58mi
1473 N Goerig St Woodland, WA	1.0–2.0	1.0	800	$1,520	$1.90	2d	4	0.61mi
612 5th St Unit 103 Woodland, WA	2.0	1.0	825	$1,550	$1.88	44d	1	0.71mi
612 5th St Unit 201 Woodland, WA	1.0	1.0	651	$1,350	$2.07	44d	1	0.71mi
560 Bozarth Ave Unit B 201 Woodland, WA	2.0	1.0	850	$1,550	$1.82	44d	1	0.73mi

Listing history 31 events

1. 2026-05-12
   status Pending 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

2. 2026-05-02
   price $89,500 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

3. 2026-04-16
   price $97,000 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

4. 2026-03-28
   status Active 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

5. 2026-03-04
   status Pending 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

6. 2026-02-18
   price $98,000 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

7. 2026-01-16
   status Active 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

8. 2026-01-14
   status Pending 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

9. 2025-11-28
   listed $100,000 Active 694-char remark

   Show marketing remark (694 chars)

   This move-in ready 918 sq ft single-wide has been fully updated inside and out, including new interior and exterior paint. The home features new luxury vinyl flooring, new carpet, and a bright kitchen with plenty of cabinet space and a center island. The layout is simple, functional, and shows well.Located in an all-age community, this home sits on a larger lot with convenient on-lot parking and room for gardening or future projects. A washer and dryer are included, along with a storage shed for tools or extra gear. The property is close to the river and just around the corner from Horseshoe Lake, a popular local spot in the summer. Quick access to town and I-5 adds to the convenience.

10. 2024-11-01
    soldstatus $124,000 Closed
11. 2024-10-08
    status Pending
12. 2024-09-27
    listed $129,900 Active
13. 2024-09-09
    soldstatus $4,300,000
14. 2022-08-12
    soldstatus $72,000 Closed 240-char remark

    Show marketing remark (240 chars)

    2 Bedroom, 2 Bath with waterfront views! Master is large. Vaulted ceilings. Bright and roomy. River frontage with view of airstrip. Boat Dock. Fishing. Updated flooring throughout and new exterior paint. Storage and covered parking.

15. 2022-07-31
    status Pending 240-char remark

    Show marketing remark (240 chars)

    2 Bedroom, 2 Bath with waterfront views! Master is large. Vaulted ceilings. Bright and roomy. River frontage with view of airstrip. Boat Dock. Fishing. Updated flooring throughout and new exterior paint. Storage and covered parking.

16. 2022-07-21
    price $82,000 240-char remark

    Show marketing remark (240 chars)

    2 Bedroom, 2 Bath with waterfront views! Master is large. Vaulted ceilings. Bright and roomy. River frontage with view of airstrip. Boat Dock. Fishing. Updated flooring throughout and new exterior paint. Storage and covered parking.

17. 2022-06-10
    price $94,999 240-char remark

    Show marketing remark (240 chars)

    2 Bedroom, 2 Bath with waterfront views! Master is large. Vaulted ceilings. Bright and roomy. River frontage with view of airstrip. Boat Dock. Fishing. Updated flooring throughout and new exterior paint. Storage and covered parking.

18. 2022-04-18
    listed $98,000 Active 240-char remark

    Show marketing remark (240 chars)

    2 Bedroom, 2 Bath with waterfront views! Master is large. Vaulted ceilings. Bright and roomy. River frontage with view of airstrip. Boat Dock. Fishing. Updated flooring throughout and new exterior paint. Storage and covered parking.

19. 2019-05-02
    soldstatus $2,976,200
20. 2015-09-16
    soldstatus $2,625,000
21. 2015-01-20
    status Pending
22. 2015-01-20
    soldstatus $12,000 Sold
23. 2015-01-07
    price $14,000
24. 2014-12-16
    listed $17,000 Active
25. 2012-08-31
    historical
26. 2012-08-29
    soldstatus $29,500 Sold
27. 2012-08-01
    status Pending Inspection
28. 2012-07-10
    price $29,500
29. 2012-07-03
    listed $29,900 Active
30. 2000-11-17
    soldstatus $2,100,000
31. 1992-08-28
    soldstatus $450,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,005
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$5,566
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$2,604
• Taxable income: $3,119
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $3,305/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: Woodland School District
• NCES district ID: 5310050
• Math proficiency: 48% ▲ 4.00%
• Reading proficiency: 62% ▲ 4.00%
• Median HH income: $60,973
• Composite: 49.77/100
• National rank: #4219
• State rank: #94 of 291 in WA

Livability — Woodland

• Score: 77/100
• State rank: #152
• US rank: #3252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark County · 513,189 people
• City population: 17,525
• Metro: Longview, WA
• Population (ZIP): 17,525
• Household income: $94,245
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 209.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 529,610 people
• By 2030: 563,242 · +6.4%
• By 2040: 625,905 · +18.2%
• By 2050: 681,558 · +28.7%
• By 2075: 805,967 · +52.2%
• By 2100: 877,450 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 9% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Clark

• 2024 margin: Lean D (+7.0) · D 52.1% · R 45.1% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 6.1pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+5.1 2016: D+0.1 2012: D+0.1 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.68%
• Current HPI: 333.4106
• Rent YoY: —
• Metro: Longview, 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

-80.1% since first listed

31 events — show timeline

• 2026-05-12 Pending — RMLS
• 2026-05-02 Price Changed $89,500 RMLS
• 2026-04-16 Price Changed $97,000 RMLS
• 2026-03-28 Relisted — RMLS
• 2026-03-04 Pending — RMLS
• 2026-02-18 Price Changed $98,000 RMLS
• 2026-01-16 Relisted — RMLS
• 2026-01-14 Pending — RMLS
• 2025-11-28 Listed $100,000 RMLS
• 2024-11-01 Sold (MLS) $124,000 NWMLS as Distributed by MLS Grid
• 2024-10-08 Pending — NWMLS as Distributed by MLS Grid
• 2024-09-27 Listed $129,900 NWMLS as Distributed by MLS Grid
• 2024-09-09 Sold (Public Records) $4,300,000 Public Records
• 2022-08-12 Sold (MLS) $72,000 RMLS
• 2022-07-31 Pending — RMLS
• 2022-07-21 Price Changed $82,000 RMLS
• 2022-06-10 Price Changed $94,999 RMLS
• 2022-04-18 Listed $98,000 RMLS
• 2019-05-02 Sold (Public Records) $2,976,200 Public Records
• 2015-09-16 Sold (Public Records) $2,625,000 Public Records
• 2015-01-20 Pending — RMLS
• 2015-01-20 Sold (MLS) $12,000 RMLS
• 2015-01-07 Price Changed $14,000 RMLS
• 2014-12-16 Listed $17,000 RMLS
• 2012-08-31 Delisted — NWMLS as Distributed by MLS Grid
• 2012-08-29 Sold (MLS) $29,500 NWMLS as Distributed by MLS Grid
• 2012-08-01 Pending — NWMLS as Distributed by MLS Grid
• 2012-07-10 Price Changed $29,500 NWMLS as Distributed by MLS Grid
• 2012-07-03 Listed $29,900 NWMLS as Distributed by MLS Grid
• 2000-11-17 Sold (Public Records) $2,100,000 Public Records
• 1992-08-28 Sold (Public Records) $450,000 Public Records

Property tax history

+4.9%/yr

Latest (2026): $41,278 · +5.0% YoY. Source: county tax records.