15619 NE Caples Rd #150 · Brush Prairie, WA 98606

$99,000

3 bd · 2.0 ba · 784 sqft · Manufactured public records · 31 Days on market

Built 1992 $126/sqft · 62% above area

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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 +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into a quiet, country-feel setting in Brush Prairie, this super cute single-wide manufactured home offers a peaceful place to call home while still being just minutes from shopping, schools, and local dining. Inside, the home feels light and open with vaulted ceilings and a bright, sunny layout. It has been completely refreshed with new paint inside and out, along with all new flooring, giving it a clean, updated feel throughout. The kitchen opens to the living room in an easy, great-room-style layout that makes the space feel connected and inviting. A heat pump with A/C makes this home comfortable year round. This two-bedroom, one-bath home also includes all appliances—washer, dryer, and refrigerator—making it truly move-in ready. Outside, you’ll find a large, quiet covered deck that’s perfect for relaxing, along with a fenced yard that adds to the sense of privacy. An 8x10 shed provides great extra storage space, rounding out this charming and low-maintenance home in a peaceful all-ages community.

Key facts

• New flooring
• Completely refreshed
• New paint

Tags

• COMPLETELY REFRESHED
• NEW PAINT
• NEW FLOORING
• GREAT-ROOM-STYLE LAYOUT
• HEAT PUMP WITH A/C
• ALL APPLIANCES

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 $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#103 in WA, #1,980 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Battle Ground School District (suburban): math 48% / reading 60% proficiency, ranked #92 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $684 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $99k implies a 321% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. It's been on market 31 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 A-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: 2.36% ✓
• Cap rate: 20.37%
• Cash-on-cash: 50.27%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $61,073
• List price: $99,000
• Delta: 62.10%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.0%
• Equity multiple: 3.09×
• Total profit: $57,955
• Equity at exit: $14,761

10-year hold

• IRR: 53.7%
• Equity multiple: 6.26×
• Total profit: $145,848
• 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 98606

• Active inventory: 72
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1,161

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 45%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 SW 31st St Battle Ground, WA	1.0–2.0	1.0–2.0	913	$2,336	$2.56	1d	12	1.47mi

Listing history 8 events

1. 2026-04-23
   status Active 1045-char remark

   Show marketing remark (1045 chars)

   Tucked into a quiet, country-feel setting in Brush Prairie, this super cute single-wide manufactured home offers a peaceful place to call home while still being just minutes from shopping, schools, and local dining. Inside, the home feels light and open with vaulted ceilings and a bright, sunny layout. It has been completely refreshed with new paint inside and out, along with all new flooring, giving it a clean, updated feel throughout. The kitchen opens to the living room in an easy, great-room-style layout that makes the space feel connected and inviting. A heat pump with A/C makes this home comfortable year round. This two-bedroom, one-bath home also includes all appliances—washer, dryer, and refrigerator—making it truly move-in ready. Outside, you’ll find a large, quiet covered deck that’s perfect for relaxing, along with a fenced yard that adds to the sense of privacy. An 8x10 shed provides great extra storage space, rounding out this charming and low-maintenance home in a peaceful all-ages community.

2. 2026-04-20
   status Pending 1045-char remark

   Show marketing remark (1045 chars)

   Tucked into a quiet, country-feel setting in Brush Prairie, this super cute single-wide manufactured home offers a peaceful place to call home while still being just minutes from shopping, schools, and local dining. Inside, the home feels light and open with vaulted ceilings and a bright, sunny layout. It has been completely refreshed with new paint inside and out, along with all new flooring, giving it a clean, updated feel throughout. The kitchen opens to the living room in an easy, great-room-style layout that makes the space feel connected and inviting. A heat pump with A/C makes this home comfortable year round. This two-bedroom, one-bath home also includes all appliances—washer, dryer, and refrigerator—making it truly move-in ready. Outside, you’ll find a large, quiet covered deck that’s perfect for relaxing, along with a fenced yard that adds to the sense of privacy. An 8x10 shed provides great extra storage space, rounding out this charming and low-maintenance home in a peaceful all-ages community.

3. 2026-04-15
   listed $99,000 Active 1045-char remark

   Show marketing remark (1045 chars)

   Tucked into a quiet, country-feel setting in Brush Prairie, this super cute single-wide manufactured home offers a peaceful place to call home while still being just minutes from shopping, schools, and local dining. Inside, the home feels light and open with vaulted ceilings and a bright, sunny layout. It has been completely refreshed with new paint inside and out, along with all new flooring, giving it a clean, updated feel throughout. The kitchen opens to the living room in an easy, great-room-style layout that makes the space feel connected and inviting. A heat pump with A/C makes this home comfortable year round. This two-bedroom, one-bath home also includes all appliances—washer, dryer, and refrigerator—making it truly move-in ready. Outside, you’ll find a large, quiet covered deck that’s perfect for relaxing, along with a fenced yard that adds to the sense of privacy. An 8x10 shed provides great extra storage space, rounding out this charming and low-maintenance home in a peaceful all-ages community.

4. 2008-01-22
   soldstatus $23,500 312-char remark

   Show marketing remark (312 chars)

   Excellent park in quiet Brush Prairie yet minutes to shopping, theatres,& town.Very nicely maintained home. Fully furnished, all appliances. Covered decks front & rear decks, 8 x 10 shed surrounded by landscaping, shrubs. Pets ok up to 20#.Please see VisualTour! Shown by appointment, please call first.

5. 2007-12-14
   historical 312-char remark

   Show marketing remark (312 chars)

   Excellent park in quiet Brush Prairie yet minutes to shopping, theatres,& town.Very nicely maintained home. Fully furnished, all appliances. Covered decks front & rear decks, 8 x 10 shed surrounded by landscaping, shrubs. Pets ok up to 20#.Please see VisualTour! Shown by appointment, please call first.

6. 2007-11-16
   listed $23,500 312-char remark

   Show marketing remark (312 chars)

   Excellent park in quiet Brush Prairie yet minutes to shopping, theatres,& town.Very nicely maintained home. Fully furnished, all appliances. Covered decks front & rear decks, 8 x 10 shed surrounded by landscaping, shrubs. Pets ok up to 20#.Please see VisualTour! Shown by appointment, please call first.

7. 2003-08-06
   soldstatus $17,500
8. 2003-04-06
   listed $17,500

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

Taxation est. · year 1

• Rental income: $28,032
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$2,880
• Taxable income: $13,141
• Est. tax owed @ 24.0%: −$3,154
• After-tax cash flow: $10,781/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: Battle Ground School District
• NCES district ID: 5300380
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,646
• Composite: 49.81/100
• National rank: #4201
• State rank: #92 of 291 in WA

Livability — Brush Prairie

• Score: 79/100
• State rank: #103
• US rank: #1980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brush Prairie, WA
• Population (ZIP): 9,431

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 (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Subsaharan African 5% Portuguese 5% Italian 4%
• Foreign-born: 5% · South Korea
• Languages at home: 91% English-only · Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -203.88%
• Current HPI: 301.8147
• 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

+465.7% since first listed

8 events — show timeline

• 2026-04-23 Relisted — RMLS
• 2026-04-20 Pending — RMLS
• 2026-04-15 Listed $99,000 RMLS
• 2008-01-22 Sold (MLS) $23,500 RMLS
• 2007-12-14 Delisted — RMLS
• 2007-11-16 Listed $23,500 RMLS
• 2003-08-06 Sold (MLS) $17,500 RMLS
• 2003-04-06 Listed $17,500 RMLS

Property tax history

-5.0%/yr

Latest (2026): $77 · +20.9% YoY. Source: county tax records.