15411 SE Mill Plain Blvd Blvd Unit A-9 · Vancouver, WA 98684

$79,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 90 Days on market

Built 1991 $95/sqft · at area comps Est $80k · at est.

---

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 +7.8/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! This manufactured home is located in a well-established 55+ community with an ideal location offering today’s modern conveniences. The home features a comfortable living area, functional kitchen, two bedrooms, and one full bathroom. All appliances are included—washer and dryer too—along with forced-air heating and air conditioning for year-round comfort. Outside, enjoy a covered front deck, your own yard space, a one-car carport, and an additional storage shed. Space rent includes management, sewer and access to common areas. Sale is subject to park approval. Buyer to verify all information to their satisfaction. Cash sale only.

Key facts

• Storage shed
• Covered front deck
• One-car carport

Tags

• WELL-ESTABLISHED COMMUNITY
• COVERED FRONT DECK
• YARD SPACE
• ONE-CAR CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 2.7% in Vancouver — 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 82/100 on livability (#62 in WA, #1,133 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, cost of living D-.
• Evergreen School District (Clark) (urban): math 41% / reading 51% proficiency, ranked #164 of 291 in WA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.2%/yr); 299 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $552 of loan paydown is wiped out by about $2k 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 + 1.2% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $80k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.18% ✓
• Cap rate: 19.26%
• Cash-on-cash: 46.32%
• DSCR: 3.06
• GRM: 3.8

CMA / ARV

• ARV (median comp): $80,414
• List price: $79,900
• Delta: -0.64%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15411 SE Mill Plain Blvd Blvd Unit A-9	0.00mi	2/1.0	840 (0%)	1mo	$75,000	$89	100
15509 SE Mill Plain Blvd #18	0.09mi	2/1.0	800 (-5%)	6mo	$80,500	$101	82
15509 SE Mill Plain Blvd	0.09mi	2/1.0	928 (+10%)	3mo	$80,000	$86	76
15411 SE Mill Plain Blvd Unit B12	0.00mi	2/1.0	910 (+8%)	17mo	$95,000	$104	72

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 2.74×
• Total profit: $38,892
• Equity at exit: $11,913

10-year hold

• IRR: 46.9%
• Equity multiple: 5.12×
• Total profit: $92,186
• Equity at exit: $6,908

Cash invested: $22,372 (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 98684

• Rents YoY: 1.2%
• Active inventory: 299
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$419
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $864

Break-even live

Break-even rent $646

Max offer price $79,900

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 SE Park Crest Ave Vancouver, WA	2.0	1.0	792	$1,300	$1.64	12d	1	0.13mi
510 SE 157th Ave #35 Vancouver, WA	2.0	2.0	1060	$1,895	$1.79	23d	1	0.20mi
1000 SE 160th Ave Apt FF257 Vancouver, WA	3.0	2.0	1050	$1,950	$1.86	43d	1	0.23mi
1000 SE 160th Ave Apt M104 Vancouver, WA	2.0	2.0	906	$1,600	$1.77	7d	1	0.23mi
1000 SE 160th Ave Apt N116 Vancouver, WA	2.0	2.0	906	$1,600	$1.77	17d	1	0.23mi
1000 SE 160th Ave Apt DD238 Vancouver, WA	2.0	2.0	906	$1,600	$1.77	43d	1	0.23mi
1000 SE 160th Ave Apt V170 Vancouver, WA	1.0	1.0	620	$1,425	$2.30	43d	1	0.23mi
1000 SE 160th Ave Unit C-015 Vancouver, WA	2.0	1.0	860	$1,550	$1.80	43d	1	0.23mi
1000 SE 160th Ave Unit CC-231 -ADA Vancouver, WA	1.0	1.0	620	$1,295	$2.09	43d	1	0.23mi
1000 SE 160th Ave Unit RR-336 Vancouver, WA	2.0	2.0	906	$1,600	$1.77	16d	1	0.23mi
1000 SE 160th Ave Unit RR-342 Vancouver, WA	2.0	2.0	906	$1,600	$1.77	23d	1	0.23mi
14913 SE Mill Plain Blvd Vancouver, WA	1.0–2.0	1.0–2.0	939	$2,000	$2.13	2d	4	0.27mi
900 SE Park Crest Ave Vancouver, WA	1.0–2.0	1.0	750	$1,730	$2.31	1d	9	0.27mi
15501 NE 2nd St Vancouver, WA	3.0	2.0	1264	$2,750	$2.18	1d	1	0.49mi
16410 SE 5th St Unit G-61 Vancouver, WA	1.0	1.0	700	$1,350	$1.93	20d	1	0.60mi
1707 SE 145th Ct Unit 1707 Vancouver, WA	2.0	2.0	1016	$1,795	$1.77	23d	1	0.65mi
301 SE 166th Ave Vancouver, WA	3.0	1.0–2.0	883	$1,827	$2.07	7d	15	0.72mi
701 SE 139th Ave Vancouver, WA	1.0–2.0	1.0	806	$1,600	$1.99	3d	6	0.72mi
16801 SE 1st St Vancouver, WA	2.0	1.0	960	$1,608	$1.68	23d	1	0.78mi
621 SE 168th Ave Vancouver, WA	2.0–3.0	1.0–2.0	1125	$1,649	$1.47	2d	9	0.80mi
621 SE 168th Ave Vancouver, WA	3.0	1.0–2.0	869	$2,079	$2.39	14d	7	0.80mi
905 SE 136th Ave Vancouver, WA	2.0	1.0	945	$1,810	$1.92	2d	2	0.84mi
2404 SE 161st Ct Unit X182 Vancouver, WA	2.0	2.0	900	$1,495	$1.66	20d	1	0.88mi
16807 SE 19th St Vancouver, WA	1.0	1.0	850	$1,800	$2.12	2d	1	0.91mi
812 SE 136th Ave Vancouver, WA	1.0–3.0	1.0–2.0	931	$1,805	$1.94	3d	10	1.00mi
13601 SE 19th St Vancouver, WA	1.0–2.0	1.0–1.5	965	$2,224	$2.30	7d	6	1.05mi
600 SE 177th Ave Vancouver, WA	1.0–3.0	1.0–2.0	931	$2,030	$2.18	1d	20	1.06mi
13307 SE McGillivray Blvd Vancouver, WA	2.0	2.0	962	$1,895	$1.97	2d	1	1.06mi
13314 SE 19th St Vancouver, WA	1.0–2.0	1.0–2.0	899	$2,274	$2.53	3d	10	1.07mi
13213 SE 7th St Vancouver, WA	2.0–3.0	1.0–2.0	1097	$1,500	$1.37	2d	2	1.08mi
16900 SE 26th Dr Vancouver, WA	2.0	2.0	1043	$1,926	$1.85	1d	5	1.09mi
333 NE 136th Ave Vancouver, WA	1.0	1.0	684	$1,650	$2.41	2d	2	1.11mi
17775 SE Mill Plain Blvd Vancouver, WA	1.0–2.0	1.0–2.0	732	$2,353	$3.21	4d	1	1.11mi
16506 SE 29th St Vancouver, WA	1.0–3.0	1.0–2.0	1062	$1,962	$1.85	1d	13	1.14mi
1520 SE Talton Ave Vancouver, WA	2.0	1.0	800	$1,395	$1.74	20d	1	1.20mi
1604 SE Talton Ave Unit 1604 Vancouver, WA	2.0	1.0	889	$1,450	$1.63	21d	1	1.20mi
14008 NE 10th St Vancouver, WA	2.0	2.0	808	$1,795	$2.22	4d	1	1.20mi
1526 SE Talton Ave Vancouver, WA	2.0	1.0	900	$1,450	$1.61	20d	1	1.20mi
14000 SE Cascade Park Dr Vancouver, WA	2.0	1.0	1029	$1,860	$1.81	1d	2	1.28mi
3100 SE 168th Ave Vancouver, WA	1.0–3.0	1.0–2.5	1040	$2,205	$2.12	1d	14	1.28mi

Listing history 17 events

1. 2026-05-15
   status Pending

   Show marketing remark (669 chars)

   Move-in ready! This manufactured home is located in a well-established 55+ community with an ideal location offering today’s modern conveniences. The home features a comfortable living area, functional kitchen, two bedrooms, and one full bathroom. All appliances are included—washer and dryer too—along with forced-air heating and air conditioning for year-round comfort. Outside, enjoy a covered front deck, your own yard space, a one-car carport, and an additional storage shed. Space rent includes management, sewer and access to common areas. Sale is subject to park approval. Buyer to verify all information to their satisfaction. Cash sale only.

2. 2026-05-15
   status Pending 669-char remark

   Show marketing remark (669 chars)

   Move-in ready! This manufactured home is located in a well-established 55+ community with an ideal location offering today’s modern conveniences. The home features a comfortable living area, functional kitchen, two bedrooms, and one full bathroom. All appliances are included—washer and dryer too—along with forced-air heating and air conditioning for year-round comfort. Outside, enjoy a covered front deck, your own yard space, a one-car carport, and an additional storage shed. Space rent includes management, sewer and access to common areas. Sale is subject to park approval. Buyer to verify all information to their satisfaction. Cash sale only.

3. 2026-04-13
   price $79,900

   Show marketing remark (669 chars)

   Move-in ready! This manufactured home is located in a well-established 55+ community with an ideal location offering today’s modern conveniences. The home features a comfortable living area, functional kitchen, two bedrooms, and one full bathroom. All appliances are included—washer and dryer too—along with forced-air heating and air conditioning for year-round comfort. Outside, enjoy a covered front deck, your own yard space, a one-car carport, and an additional storage shed. Space rent includes management, sewer and access to common areas. Sale is subject to park approval. Buyer to verify all information to their satisfaction. Cash sale only.

4. 2026-04-13
   price $79,900 669-char remark

   Show marketing remark (669 chars)

   Move-in ready! This manufactured home is located in a well-established 55+ community with an ideal location offering today’s modern conveniences. The home features a comfortable living area, functional kitchen, two bedrooms, and one full bathroom. All appliances are included—washer and dryer too—along with forced-air heating and air conditioning for year-round comfort. Outside, enjoy a covered front deck, your own yard space, a one-car carport, and an additional storage shed. Space rent includes management, sewer and access to common areas. Sale is subject to park approval. Buyer to verify all information to their satisfaction. Cash sale only.

5. 2026-02-13
   listed $85,000 Active

   Show marketing remark (669 chars)

   Move-in ready! This manufactured home is located in a well-established 55+ community with an ideal location offering today’s modern conveniences. The home features a comfortable living area, functional kitchen, two bedrooms, and one full bathroom. All appliances are included—washer and dryer too—along with forced-air heating and air conditioning for year-round comfort. Outside, enjoy a covered front deck, your own yard space, a one-car carport, and an additional storage shed. Space rent includes management, sewer and access to common areas. Sale is subject to park approval. Buyer to verify all information to their satisfaction. Cash sale only.

6. 2026-02-13
   listed $85,000 Active 669-char remark

   Show marketing remark (669 chars)

   Move-in ready! This manufactured home is located in a well-established 55+ community with an ideal location offering today’s modern conveniences. The home features a comfortable living area, functional kitchen, two bedrooms, and one full bathroom. All appliances are included—washer and dryer too—along with forced-air heating and air conditioning for year-round comfort. Outside, enjoy a covered front deck, your own yard space, a one-car carport, and an additional storage shed. Space rent includes management, sewer and access to common areas. Sale is subject to park approval. Buyer to verify all information to their satisfaction. Cash sale only.

7. 2015-04-09
   soldstatus $24,000 Sold 251-char remark

   Show marketing remark (251 chars)

   Just move in -everything is done.New roof,vinyl windows,siding,paint,carpet and vinyl.Kitchen has stainless steel appliances.Carport plus storage shed and plenty of room for a garden.On busline with shopping and Kaiser nearby.Better hurry on this one!

8. 2015-03-03
   status Pending 251-char remark

   Show marketing remark (251 chars)

   Just move in -everything is done.New roof,vinyl windows,siding,paint,carpet and vinyl.Kitchen has stainless steel appliances.Carport plus storage shed and plenty of room for a garden.On busline with shopping and Kaiser nearby.Better hurry on this one!

9. 2015-02-28
   status Active 251-char remark

   Show marketing remark (251 chars)

   Just move in -everything is done.New roof,vinyl windows,siding,paint,carpet and vinyl.Kitchen has stainless steel appliances.Carport plus storage shed and plenty of room for a garden.On busline with shopping and Kaiser nearby.Better hurry on this one!

10. 2015-02-27
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Just move in -everything is done.New roof,vinyl windows,siding,paint,carpet and vinyl.Kitchen has stainless steel appliances.Carport plus storage shed and plenty of room for a garden.On busline with shopping and Kaiser nearby.Better hurry on this one!

11. 2015-02-24
    listed $24,900 Active 251-char remark

    Show marketing remark (251 chars)

    Just move in -everything is done.New roof,vinyl windows,siding,paint,carpet and vinyl.Kitchen has stainless steel appliances.Carport plus storage shed and plenty of room for a garden.On busline with shopping and Kaiser nearby.Better hurry on this one!

12. 2007-08-27
    soldstatus $17,900
13. 2007-08-27
    soldstatus $17,900
14. 2007-07-27
    historical
15. 2007-07-27
    historical
16. 2007-07-13
    listed $19,400
17. 2007-07-13
    listed $19,400

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $783 · $65/mo
• Expected delta: +$85/yr (+$7/mo · 12.2%)

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

Taxation est. · year 1

• Rental income: $20,871
• − Mortgage interest: −$4,476
• − Property taxes: −$698
• − Insurance: −$400
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$2,324
• Taxable income: $9,634
• Est. tax owed @ 24.0%: −$2,312
• After-tax cash flow: $8,050/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: Evergreen School District (Clark)
• NCES district ID: 5302700
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $59,418
• Composite: 42.53/100
• National rank: #6859
• State rank: #164 of 291 in WA

Livability — Vancouver

• Score: 82/100
• State rank: #62
• US rank: #1133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vancouver, WA
• County: Clark County · 513,189 people
• City population: 360,195
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 37,298
• Household income: $90,620
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1481.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 14% Asian 6% Pacific Islander 3% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Slovak 3% Iranian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Asian/Pacific 3% Russian/Polish/Slavic 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: ▼ -237.93%
• Current HPI: 290.416
• Rent YoY: ▲ 1.16%
• Metro: Portland-Vancouver-Hillsboro, OR-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

+311.9% since first listed

17 events — show timeline

• 2026-05-15 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-15 Pending — RMLS
• 2026-04-13 Price Changed $79,900 NWMLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $79,900 RMLS
• 2026-02-13 Listed $85,000 RMLS
• 2026-02-13 Listed $85,000 NWMLS as Distributed by MLS Grid
• 2015-04-09 Sold (MLS) $24,000 RMLS
• 2015-03-03 Pending — RMLS
• 2015-02-28 Relisted — RMLS
• 2015-02-27 Pending — RMLS
• 2015-02-24 Listed $24,900 RMLS
• 2007-08-27 Sold (MLS) $17,900 NWMLS as Distributed by MLS Grid
• 2007-08-27 Sold (MLS) $17,900 RMLS
• 2007-07-27 Delisted — NWMLS as Distributed by MLS Grid
• 2007-07-27 Delisted — RMLS
• 2007-07-13 Listed $19,400 NWMLS as Distributed by MLS Grid
• 2007-07-13 Listed $19,400 RMLS

Property tax history

+9.5%/yr

Latest (2026): $698 · +59.0% YoY. Source: county tax records.