144 Angels Ln · Kalama, WA 98625

$249,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 73 Days on market

Built 1982 0.98 ac lot $200/sqft · 33% below area Est $465k · 46% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +4.7/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**The home needs a new septic tank to obtain a certificate of occupancy.** Million-dollar view of the Columbia River in Kalama, WA! Nearly 1 acre of land included! 2 bedrooms, 1 office, and 2 full baths in the home. Home does need work; bring your toolbox and belt! The water well is in good shape. Inspection is on file. Brand new electrical panel. Endless possibilities to remodel or build your dream home. Cash Sale Only

Key facts

• Columbia river view
• Nearly 1 acre land
• 0.98 acre lot

Tags

• COLUMBIA RIVER VIEW
• NEARLY 1 ACRE LAND
• WATER WELL IN GOOD SHAPE
• BRAND NEW ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-2 ($-21/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (20.8% below list).
• Recommended offer: $198k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.9% in Kalama — 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 72/100 on livability (#217 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety C-, cost of living D+, amenities F.
• Kalama School District (rural): math 46% / reading 56% proficiency, ranked #124 of 291 in WA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 150 active listings in the ZIP; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Cowlitz County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $250k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $197,888 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.79% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (median comp): $465,037
• List price: $249,900
• Delta: -46.26%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1562 S Cloverdale Rd	0.54mi	3/2.0 (+1)	1,403 (+12%)	22mo	$459,000	$327	31
1562 S Cloverdale Rd	0.54mi	3/2.0 (+1)	1,404 (+12%)	22mo	$459,000	$327	31

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-40,674
• Equity at exit: $37,261

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-35,843
• Equity at exit: $21,607

Cash invested: $69,972 (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 98625

• Home prices YoY: -26.0%
• Active inventory: 150
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,979 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-2

Break-even live

Break-even rent $1,981

Max offer price $249,595

Occupancy floor 95%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $249,900 Active 73 DOM
2. 2026-06-18
   days on market $249,900 Active 72 DOM
3. 2026-06-17
   days on market $249,900 Active 71 DOM
4. 2026-06-16
   days on market $249,900 Active 70 DOM
5. 2026-06-15
   days on market $249,900 Active 69 DOM
6. 2026-06-14
   days on market $249,900 Active 67 DOM
7. 2026-06-13
   days on market $249,900 Active 66 DOM
8. 2026-06-10
   days on market $249,900 Active 64 DOM
9. 2026-06-09
   days on market $249,900 Active 63 DOM
10. 2026-06-08
    days on market $249,900 Active 62 DOM
11. 2026-06-07
    days on market $249,900 Active 61 DOM
12. 2026-06-05
    days on market $249,900 Active 58 DOM
13. 2026-06-03
    days on market $249,900 Active 57 DOM
14. 2026-06-02
    days on market $249,900 Active 56 DOM
15. 2026-06-01
    days on market $249,900 Active 55 DOM
16. 2026-05-31
    days on market $249,900 Active 54 DOM
17. 2026-05-30
    days on market $249,900 Active 53 DOM
18. 2026-04-16
    status Active 423-char remark

    Show marketing remark (423 chars)

    **The home needs a new septic tank to obtain a certificate of occupancy.** Million-dollar view of the Columbia River in Kalama, WA! Nearly 1 acre of land included! 2 bedrooms, 1 office, and 2 full baths in the home. Home does need work; bring your toolbox and belt! The water well is in good shape. Inspection is on file. Brand new electrical panel. Endless possibilities to remodel or build your dream home. Cash Sale Only

19. 2026-04-14
    status Pending 423-char remark

    Show marketing remark (423 chars)

    **The home needs a new septic tank to obtain a certificate of occupancy.** Million-dollar view of the Columbia River in Kalama, WA! Nearly 1 acre of land included! 2 bedrooms, 1 office, and 2 full baths in the home. Home does need work; bring your toolbox and belt! The water well is in good shape. Inspection is on file. Brand new electrical panel. Endless possibilities to remodel or build your dream home. Cash Sale Only

20. 2026-04-03
    listed $275,000 Active 423-char remark

    Show marketing remark (423 chars)

    **The home needs a new septic tank to obtain a certificate of occupancy.** Million-dollar view of the Columbia River in Kalama, WA! Nearly 1 acre of land included! 2 bedrooms, 1 office, and 2 full baths in the home. Home does need work; bring your toolbox and belt! The water well is in good shape. Inspection is on file. Brand new electrical panel. Endless possibilities to remodel or build your dream home. Cash Sale Only

21. 1997-11-06
    soldstatus $115,315

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $2,449 · $204/mo
• Expected delta: +$644/yr (+$54/mo · 35.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,747
• − Mortgage interest: −$13,998
• − Property taxes: −$1,805
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$7,270
• Taxable loss: −$4,375
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $1,029/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: Kalama School District
• NCES district ID: 5303810
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $62,351
• Composite: 46.75/100
• National rank: #5238
• State rank: #124 of 291 in WA

Livability — Kalama

• Score: 72/100
• State rank: #217
• US rank: #6179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,020

Population outlook (Cowlitz County) Hauer SSP2

• Today (2025): 104,780 people
• By 2030: 103,980 · -0.8%
• By 2040: 100,769 · -3.8%
• By 2050: 96,685 · -7.7%
• By 2075: 86,454 · -17.5%
• By 2100: 74,052 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 7% Iranian 5% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Cowlitz

• 2024 margin: R (+19.9) · D 38.7% · R 58.6% · Other 2.7%
• 2008→2024 swing: -31.1pp toward R · 2008: 11.2pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+17.4 2016: R+13.7 2012: D+4.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.34%
• Current HPI: 253.7882
• 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

+138.5% since first listed

4 events — show timeline

• 2026-04-16 Relisted — RMLS
• 2026-04-14 Pending — RMLS
• 2026-04-03 Listed $275,000 RMLS
• 1997-11-06 Sold (Public Records) $115,315 Public Records

Property tax history

+5.1%/yr

Latest (2026): $1,805 · +2.7% YoY. Source: county tax records.