75883 Price Rd #29 · Longview, WA 97048

$40,000

2 bd · 2.0 ba · 1,058 sqft · Manufactured · 668 Days on market

Built 1972 Fair condition $38/sqft · 38% above area Est $29k · 38% over

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Why this score? — see what drove the D- 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

Key facts

• Built 1972
• Listed 667 days

Tags

• MARBLE FLOORING THROUGHOUT
• INDOOR LAUNDRY HOOK UPS
• LARGE TOOL SHED INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

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 $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.3% vs local median 3.0% in Longview — 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 71/100 on livability (#228 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime C-, employment D+, commute F.
• Rainier SD 13 (rural): math 26% / reading 48% proficiency, ranked #124 of 183 in OR (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Columbia County population projected at -11% 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 668 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood 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 668 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.56% ✓
• Cap rate: 41.26%
• Cash-on-cash: 124.90%
• DSCR: 6.56
• GRM: 1.8

CMA / ARV

• ARV (median comp): $28,992
• List price: $40,000
• Delta: 37.97%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.05×
• Total profit: $67,791
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 14.82×
• Total profit: $154,745
• Equity at exit: $3,458

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 97048

• Home prices YoY: -23.8%
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $1,166

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,193	-5% $1,180	+0% $1,166	+5% $1,152	+10% $1,138
Rent	-10% $1,021	-5% $1,094	+0% $1,166	+5% $1,238	+10% $1,310
Rate	-1.0pp $1,186	-0.5pp $1,176	base $1,166	+0.5pp $1,155	+1.0pp $1,145

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 27 events

1. 2026-06-21
   days on market $40,000 Active 668 DOM
2. 2026-06-18
   days on market $40,000 Active 665 DOM
3. 2026-06-17
   days on market $40,000 Active 664 DOM
4. 2026-06-16
   days on market $40,000 Active 663 DOM
5. 2026-06-15
   days on market $40,000 Active 662 DOM
6. 2026-06-13
   days on market $40,000 Active 660 DOM
7. 2026-06-09
   days on market $40,000 Active 656 DOM
8. 2026-06-08
   days on market $40,000 Active 655 DOM
9. 2026-06-07
   days on market $40,000 Active 654 DOM
10. 2026-06-05
    days on market $40,000 Active 651 DOM
11. 2026-06-03
    days on market $40,000 Active 650 DOM
12. 2026-06-02
    days on market $40,000 Active 649 DOM
13. 2026-06-01
    days on market $40,000 Active 648 DOM
14. 2026-05-31
    days on market $40,000 Active 647 DOM
15. 2025-09-12
    price $40,000 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

16. 2025-01-28
    status Active 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

17. 2025-01-22
    status Pending 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

18. 2025-01-17
    status Active 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

19. 2025-01-08
    status Pending 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

20. 2024-11-29
    price $45,000 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

21. 2024-10-12
    price $52,000 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

22. 2024-09-11
    price $58,000 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

23. 2024-08-07
    listed $65,000 Active 624-char remark

    Show marketing remark (624 chars)

    What a deal! This home is a 2 bedroom, 2 bathroom cutie with a large updated kitchen with new cabinets and countertops, both bathrooms also have new cabinetry and countertops and the whole house has new easy maintenance flooring throughout. Newly insulated attic and floors, loads of storage and indoor laundry hook ups. It’s part of the park but sits well away from the other homes, providing separation and tons of outside yard space including a fenced garden. Two newer outbuildings with power and a large tool shed are included. Lots of possibilities here! **Buyer must be approved by park management** Sold as-is.

24. 2022-08-02
    soldstatus $35,000 Closed 367-char remark

    Show marketing remark (367 chars)

    What a deal! Cute home with 2 bedrooms and bathrooms, large kitchen with loads of storage, indoor laundry and more. Home is part of the park, but sits well away from the other homes providing peaceful separation and tons of outside space including two newer outbuildings with power and a shed. Lots of possibilities here. **Buyer must be approved by park management**

25. 2022-07-30
    status Pending 367-char remark

    Show marketing remark (367 chars)

    What a deal! Cute home with 2 bedrooms and bathrooms, large kitchen with loads of storage, indoor laundry and more. Home is part of the park, but sits well away from the other homes providing peaceful separation and tons of outside space including two newer outbuildings with power and a shed. Lots of possibilities here. **Buyer must be approved by park management**

26. 2022-07-07
    status Pending 367-char remark

    Show marketing remark (367 chars)

    What a deal! Cute home with 2 bedrooms and bathrooms, large kitchen with loads of storage, indoor laundry and more. Home is part of the park, but sits well away from the other homes providing peaceful separation and tons of outside space including two newer outbuildings with power and a shed. Lots of possibilities here. **Buyer must be approved by park management**

27. 2022-07-07
    listed $35,000 Active 367-char remark

    Show marketing remark (367 chars)

    What a deal! Cute home with 2 bedrooms and bathrooms, large kitchen with loads of storage, indoor laundry and more. Home is part of the park, but sits well away from the other homes providing peaceful separation and tons of outside space including two newer outbuildings with power and a shed. Lots of possibilities here. **Buyer must be approved by park management**

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,906
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$1,164
• Taxable income: $14,197
• Est. tax owed @ 24.0%: −$3,407
• After-tax cash flow: $10,581/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through painting, landscaping, and siding repairs.

Repairs flagged

• Moderate wood siding — visible wear
• Minor interior walls/paint — paint appears faded

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — improved landscaping enhances curb appeal and property value
• Both repair wood siding — repairing siding improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wood siding · visible wear	Moderate	$3,000–15,000
interior walls/paint · paint appears faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping enhances curb appeal and property value ↑
• Both repair wood siding — repairing siding improves home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rainier SD 13
• NCES district ID: 4103265
• Math proficiency: 26% ▼ -1.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $50,657
• Composite: 34.58/100
• National rank: #10103
• State rank: #124 of 183 in OR

Livability — Longview

• Score: 71/100
• State rank: #228
• US rank: #6972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 50,635
• Population (ZIP): 7,096

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 49,620 people
• By 2030: 48,957 · -1.3%
• By 2040: 46,860 · -5.6%
• By 2050: 44,383 · -10.6%
• By 2075: 39,333 · -20.7%
• By 2100: 34,038 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 5% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Columbia

• 2024 margin: R (+13.9) · D 41.4% · R 55.3% · Other 3.4%
• 2008→2024 swing: -25.9pp toward R · 2008: 12.0pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+10.3 2016: R+12.0 2012: D+5.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.37%
• Current HPI: 318.1179
• 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

+14.3% since first listed

13 events — show timeline

• 2025-09-12 Price Changed $40,000 RMLS
• 2025-01-28 Relisted — RMLS
• 2025-01-22 Pending — RMLS
• 2025-01-17 Relisted — RMLS
• 2025-01-08 Pending — RMLS
• 2024-11-29 Price Changed $45,000 RMLS
• 2024-10-12 Price Changed $52,000 RMLS
• 2024-09-11 Price Changed $58,000 RMLS
• 2024-08-07 Listed $65,000 RMLS
• 2022-08-02 Sold (MLS) $35,000 RMLS
• 2022-07-30 Pending — RMLS
• 2022-07-07 Pending — RMLS
• 2022-07-07 Listed $35,000 RMLS