4400 Ocean Beach Hwy #13 · Longview, WA 98632

$49,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 13 Days on market

Built 1981 1,642 sqft lot Est $65k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully refreshed 2-bedroom, 1-bath manufactured home in the Sunny Meadows Park. Featuring a spacious living room and large dining area, this home offers a comfortable and inviting layout perfect for everyday living. Recent updates include new carpet, new vinyl plank flooring, fresh interior paint, updated fixtures, and a refreshed bathroom, creating a clean, move-in-ready space you'll love. Conveniently located near shopping, dining, and parks. Buyer must obtain park approval. Don't miss this affordable opportunity to own an updated home in a convenient location!

Key facts

• New carpet
• Large dining area
• Fresh interior paint

Tags

• SPACIOUS LIVING ROOM
• LARGE DINING AREA
• NEW CARPET
• NEW VINYL PLANK FLOORING
• FRESH INTERIOR PAINT
• UPDATED FIXTURES

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional
• HOA & community: Sunny Meadows park (approximately 76 homes); Land lease: $878

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water
• Home design: Manufactured double wide; Single-story; Manufactured home (Redman Walden 24/40, WALDEN 24/40); Mobile home remains in place
• Construction: Metal/vinyl construction materials; Metal roof (see remarks); Tie-down foundation
• Exterior features: Metal/vinyl exterior; Awnings

Interior

• Kitchen: Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank flooring; Carpet
• Bathrooms: 1 full bath; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; Wall-mounted cooling unit(s)
• Interior features: Dining room; Entry; Kitchen without eating space; Living room; Stove/Range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Cap rate 27.1% 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.
• Longview School District (urban): math 40% / reading 51% proficiency, ranked #185 of 291 in WA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: R A Long High School (922 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 356 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $49,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.95% ✓
• Cap rate: 27.10%
• Cash-on-cash: 74.32%
• DSCR: 4.31
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $65,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4400 Ocean Beach Hwy #51	0.00mi	2/1.0	960 (0%)	11mo	$57,000	$59	91
4400 Ocean Beach Hwy #37	0.00mi	2/1.0	960 (0%)	15mo	$65,000	$68	88
4400 Ocean Beach Hwy	0.00mi	2/1.0	960 (0%)	15mo	$65,000	$68	88

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 73.7%
• Equity multiple: 4.32×
• Total profit: $45,576
• Equity at exit: $7,306

10-year hold

• IRR: 77.4%
• Equity multiple: 8.79×
• Total profit: $106,928
• Equity at exit: $4,237

Cash invested: $13,720 (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 98632

• Rents YoY: 2.6%
• Active inventory: 356
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$15 /mo · $183/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $850

Break-even live

Break-even rent $370

Max offer price $49,000

Occupancy floor 36%

Sensitivity live

Price	-10% $877	-5% $864	+0% $850	+5% $836	+10% $822
Rent	-10% $735	-5% $793	+0% $850	+5% $907	+10% $964
Rate	-1.0pp $874	-0.5pp $862	base $850	+0.5pp $837	+1.0pp $824

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4714 Ocean Beach Hwy Longview, WA	2.0	1.0	880	$1,450	$1.65	4d	2	0.44mi
5607 Finch Dr Longview, WA	2.0	1.0	925	$1,550	$1.68	22d	1	1.47mi

Listing history 12 events

1. 2026-06-19
   status $49,000 Pending 13 DOM
2. 2026-06-18
   days on market $49,000 Active 13 DOM
3. 2026-06-17
   days on market $49,000 Active 12 DOM
4. 2026-06-16
   days on market $49,000 Active 11 DOM
5. 2026-06-15
   days on market $49,000 Active 10 DOM
6. 2026-06-14
   days on market $49,000 Active 8 DOM
7. 2026-06-13
   days on market $49,000 Active 7 DOM
8. 2026-06-10
   days on market $49,000 Active 5 DOM
9. 2026-06-09
   days on market $49,000 Active 4 DOM
10. 2026-06-08
    days on market $49,000 Active 3 DOM
11. 2026-06-07
    remarks 574-char remark
12. 2026-06-07
    listed $49,000 Active 2 DOM

ⓘ 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: $183 · $15/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$297/yr (+$25/mo · 162.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,351
• − Mortgage interest: −$2,745
• − Property taxes: −$183
• − Insurance: −$245
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$1,425
• Taxable income: $9,977
• Est. tax owed @ 24.0%: −$2,395
• After-tax cash flow: $7,802/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: Longview School District
• NCES district ID: 5304470
• Math proficiency: 40% ▲ 1.00%
• Reading proficiency: 51% ▲ 3.00%
• Median HH income: $41,324
• Composite: 40.41/100
• National rank: #7732
• State rank: #185 of 291 in WA

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

• Census place: Longview, WA
• County: Cowlitz County · 77,527 people
• City population: 50,635
• Metro: Longview, WA
• Population (ZIP): 50,635
• Household income: $66,305
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 2224.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Lithuanian 3% Italian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 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: ▼ -479.09%
• Current HPI: 230.8501
• Rent YoY: ▲ 2.59%
• Metro: Longview, 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

1 event — show timeline

• 2026-06-05 Listed $49,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2026): $183 · +17.6% YoY. Source: county tax records.