1709 NE 78th St #43 · Hazel Dell, WA 98665

$115,000

2 bd · 2.5 ba · 1,239 sqft · Manufactured public records · 141 Days on market

Built 1989 $93/sqft · 7% above area Est $107k · 7% over ↓ 13% since listing

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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
• Schools +4.3/10.0
• ARV discount +4.2/15.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable, updated, and full of natural light, this 3-bedroom, 2-bath home in a 55+ community in Hazel Dell Estates offers comfortable living with modern finishes and a peaceful setting backing to 78th St Heritage Farm. Completely remodeled in 2023 and featuring a brand new HVAC system, this home blends fresh style with efficient, low-maintenance living.Inside, you’ll find an open layout with laminate flooring, quartz surfaces, and a spacious kitchen with island seating and stainless steel appliances, creating a bright and welcoming central gathering space. Large windows bring in great natural light, giving the living areas an airy, open feel.The primary suite includes its own bathroom, while the additional bedrooms and bath provide flexibility for guests, hobbies, or a home office. Central air and forced air heating keep things comfortable year-round, and the separate laundry area adds everyday convenience.Outside, enjoy a covered carport, driveway parking, and a tool shed for extra storage. The setting offers added privacy with green space behind, while still being close to shopping, dining, and services in the Hazel Dell area. A great opportunity for updated, easy living in a welcoming community.

Key facts

• Remodeled
• Laminate flooring
• Island seating

Tags

• REMODELED
• NEW HVAC SYSTEM
• LAMINATE FLOORING
• QUARTZ SURFACES
• SPACIOUS KITCHEN
• ISLAND SEATING

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.2% in Hazel Dell — 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 (#67 in WA, #1,216 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+, cost of living D, schools F.
• Vancouver School District (suburban): math 43% / reading 53% proficiency, ranked #156 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $795 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 + 2.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
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: 1.54% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.74%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (median comp): $107,182
• List price: $115,000
• Delta: 7.29%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 NE 78th St #1	0.00mi	2/2.0	1,160 (-6%)	2mo	$34,900	$30	86
1709 NE 78th St #97	0.00mi	2/2.0	1,404 (+13%)	12mo	$115,000	$82	66

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.78×
• Total profit: $25,261
• Equity at exit: $17,147

10-year hold

• IRR: 27.2%
• Equity multiple: 3.29×
• Total profit: $73,581
• Equity at exit: $9,943

Cash invested: $32,200 (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 98665

• Rents YoY: 2.0%
• Active inventory: 187
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $718

Break-even live

Break-even rent $860

Max offer price $115,000

Occupancy floor 54%

Sensitivity live

Price	-10% $783	-5% $750	+0% $718	+5% $685	+10% $652
Rent	-10% $578	-5% $648	+0% $718	+5% $787	+10% $857
Rate	-1.0pp $775	-0.5pp $747	base $718	+0.5pp $688	+1.0pp $657

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7306 NE 16th Ave #1 Vancouver, WA	2.0	1.0	988	$1,395	$1.41	24d	1	0.18mi
7900 NE 18th Ave Vancouver, WA	1.0–3.0	1.0	755	$1,408	$1.86	2d	4	0.20mi
8005 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	849	$2,045	$2.41	8d	14	0.24mi
7439 NE 13th Ave Vancouver, WA	2.0	1.0	817	$1,438	$1.76	22d	2	0.24mi
7301 NE 13th Ave Vancouver, WA	2.0	1.0	840	$1,520	$1.81	4d	6	0.27mi
1437 NE 82nd Dr Vancouver, WA	3.0	2.5	1500	$2,695	$1.80	3d	1	0.32mi
8003 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	845	$2,045	$2.42	8d	16	0.32mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$1,975	$1.83	2d	10	0.34mi
8208 NE 13th Ave Vancouver, WA	2.0	1.0	750	$1,450	$1.93	24d	1	0.43mi
1106 NE 83rd St Vancouver, WA	1.0–3.0	1.0–2.5	1058	$1,932	$1.83	21d	1	0.50mi
7317 NE Hazel Dell Ave #10 Vancouver, WA	2.0	1.0	1037	$1,395	$1.35	24d	1	0.58mi
1405 NE 88th St Vancouver, WA	1.0	1.0	733	$1,550	$2.11	24d	1	0.59mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	13d	1	0.59mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	15d	1	0.59mi
1532 NE 87th Way Vancouver, WA	3.0	2.5	1418	$2,295	$1.62	24d	1	0.61mi
616 NE Anderson St Vancouver, WA	2.0	1.0	825	$1,295	$1.57	24d	1	0.63mi
1016 NE 86th St Vancouver, WA	2.0	1.0	950	$1,475	$1.55	24d	1	0.67mi
1008 NE 86th St Vancouver, WA	2.0	1.0	700	$1,395	$1.99	24d	1	0.68mi
6208 NE 17th Ave Vancouver, WA	2.0	2.0	981	$1,575	$1.60	5d	7	0.68mi
928 NE 86th St Vancouver, WA	2.0	1.0	700	$1,250	$1.79	11d	1	0.69mi
932 NE 86th St Vancouver, WA	2.0	1.0	700	$1,295	$1.85	24d	1	0.69mi
8917 NE 15th Ave Vancouver, WA	2.0	1.0	850	$1,395	$1.64	2d	11	0.72mi
511 NE 66th St Vancouver, WA	2.0	1.0	820	$1,895	$2.31	24d	1	0.75mi
418 NE 66th St Vancouver, WA	2.0	1.0	820	$1,795	$2.19	24d	1	0.75mi
608 NE 86th St Vancouver, WA	2.0	2.0	1031	$1,825	$1.77	3d	1	0.78mi
8415 NE Hazel Dell Ave Vancouver, WA	2.0–3.0	1.0	871	$1,500	$1.72	2d	4	0.78mi
405 NE 85th St Vancouver, WA	2.0	1.5	1116	$2,299	$2.06	3d	1	0.82mi
9211 NE 15th Ave Vancouver, WA	1.0–3.0	1.0–2.0	900	$1,649	$1.83	3d	22	0.83mi
145 NW 76th St Vancouver, WA	3.0	2.5	1349	$2,245	$1.66	8d	1	0.87mi
6304 NE 4th Ave Vancouver, WA	2.0	1.0	985	$1,499	$1.52	18d	1	0.90mi
8500 NE Hazel Dell Ave Vancouver, WA	1.0–2.0	1.0–2.0	837	$1,675	$2.00	11d	2	0.92mi
9501 NE 19th Ave Vancouver, WA	1.0–2.0	1.0–2.5	844	$2,099	$2.49	4d	20	0.94mi
7714 NE 39th Ct Vancouver, WA	1.0–2.0	1.0–2.0	921	$2,035	$2.21	3d	12	1.04mi
8007 NE 38th Ave Vancouver, WA	3.0	2.5	1477	$2,395	$1.62	3d	1	1.08mi
1801 NE 99th St Unit 9802-6 Vancouver, WA	2.0	1.5	910	$1,395	$1.53	24d	1	1.09mi
2703 NE 99th St Vancouver, WA	1.0	1.0	800	$1,700	$2.12	5d	1	1.13mi
9917 NE 13th Ave Vancouver, WA	2.0	1.0	707	$1,645	$2.33	3d	4	1.15mi
1824 NE 104th Loop Vancouver, WA	2.0	1.0	847	$1,420	$1.68	24d	1	1.30mi
10117 NE 9th Ave Vancouver, WA	1.0–2.0	1.0–2.0	790	$1,470	$1.86	3d	8	1.30mi
10223 NE 13th Ave Vancouver, WA	2.0	2.0	850	$1,675	$1.97	24d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   days on market $115,000 Active 141 DOM
2. 2026-06-17
   days on market $115,000 Active 140 DOM
3. 2026-06-16
   days on market $115,000 Active 139 DOM
4. 2026-06-15
   days on market $115,000 Active 138 DOM
5. 2026-06-13
   days on market $115,000 Active 136 DOM
6. 2026-06-09
   days on market $115,000 Active 132 DOM
7. 2026-06-08
   days on market $115,000 Active 131 DOM
8. 2026-06-07
   days on market $115,000 Active 130 DOM
9. 2026-06-03
   days on market $115,000 Active 126 DOM
10. 2026-06-02
    days on market $115,000 Active 125 DOM
11. 2026-06-01
    days on market $115,000 Active 124 DOM
12. 2026-05-31
    days on market $115,000 Active 123 DOM
13. 2026-03-24
    price $130,000 1225-char remark

    Show marketing remark (1225 chars)

    Affordable, updated, and full of natural light, this 3-bedroom, 2-bath home in a 55+ community in Hazel Dell Estates offers comfortable living with modern finishes and a peaceful setting backing to 78th St Heritage Farm. Completely remodeled in 2023 and featuring a brand new HVAC system, this home blends fresh style with efficient, low-maintenance living.Inside, you’ll find an open layout with laminate flooring, quartz surfaces, and a spacious kitchen with island seating and stainless steel appliances, creating a bright and welcoming central gathering space. Large windows bring in great natural light, giving the living areas an airy, open feel.The primary suite includes its own bathroom, while the additional bedrooms and bath provide flexibility for guests, hobbies, or a home office. Central air and forced air heating keep things comfortable year-round, and the separate laundry area adds everyday convenience.Outside, enjoy a covered carport, driveway parking, and a tool shed for extra storage. The setting offers added privacy with green space behind, while still being close to shopping, dining, and services in the Hazel Dell area. A great opportunity for updated, easy living in a welcoming community.

14. 2026-01-28
    listed $150,000 Active 1225-char remark

    Show marketing remark (1225 chars)

    Affordable, updated, and full of natural light, this 3-bedroom, 2-bath home in a 55+ community in Hazel Dell Estates offers comfortable living with modern finishes and a peaceful setting backing to 78th St Heritage Farm. Completely remodeled in 2023 and featuring a brand new HVAC system, this home blends fresh style with efficient, low-maintenance living.Inside, you’ll find an open layout with laminate flooring, quartz surfaces, and a spacious kitchen with island seating and stainless steel appliances, creating a bright and welcoming central gathering space. Large windows bring in great natural light, giving the living areas an airy, open feel.The primary suite includes its own bathroom, while the additional bedrooms and bath provide flexibility for guests, hobbies, or a home office. Central air and forced air heating keep things comfortable year-round, and the separate laundry area adds everyday convenience.Outside, enjoy a covered carport, driveway parking, and a tool shed for extra storage. The setting offers added privacy with green space behind, while still being close to shopping, dining, and services in the Hazel Dell area. A great opportunity for updated, easy living in a welcoming community.

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: +$790/yr (+$66/mo · 234.6%)

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

Taxation est. · year 1

• Rental income: $21,214
• − Mortgage interest: −$6,442
• − Property taxes: −$337
• − Insurance: −$575
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$3,345
• Taxable income: $7,121
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $6,902/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: Vancouver School District
• NCES district ID: 5309270
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,562
• Composite: 43.45/100
• National rank: #6479
• State rank: #156 of 291 in WA

Livability — Hazel Dell

• Score: 82/100
• State rank: #67
• US rank: #1216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Dell, WA
• County: Clark County · 513,189 people
• City population: 28,243
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,910
• Household income: $88,559
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1070.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 11% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 5% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Asian/Pacific 2%

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: ▼ -274.20%
• Current HPI: 303.1342
• Rent YoY: ▲ 2.00%
• 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

-13.3% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $130,000 RMLS
• 2026-01-28 Listed $150,000 RMLS

Property tax history

-1.0%/yr

Latest (2026): $337 · +51.8% YoY. Source: county tax records.