2115 6th #60 · Clarkston Heights-Vineland, WA 99403

$99,000

3 bd · 2.0 ba · 1,326 sqft · Manufactured · 13 Days on market

Built 1998 Est $110k · 10% 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 +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Choose easy living in this 55+ Community in Sunset Heights! This home features an updated kitchen with newer appliances, including a gas range. Enjoy sitting on your covered deck or use the large shed for all of your hobbies. Short distance to the community pool and club house where you can meet friends. Call today for your showing! Lot rent is $782, but $682 with auto pay. All buyers must be pre-approved by park management. Apply online at cres. quickapp. pro. Search for Sunset Heights.

Key facts

• Covered deck
• Community pool
• Updated kitchen

Tags

• UPDATED KITCHEN
• GAS RANGE
• COVERED DECK
• LARGE SHED
• COMMUNITY POOL
• CLUB HOUSE

Property features AI

Finance

• HOA & community: Community pool; Located in a mobile home park; Senior (55+) community

Exterior

• Parking: Covered carport (1 space)
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 community
• Construction: Built in 1998; Composition roof; Accessible approach with ramp; Bathroom grab bars
• Exterior features: Covered patio/deck; Garden; Automatic sprinkler system; Community pool

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 3 bedrooms — all on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Pantry; Skylight(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.8% vs local median 1.5% in Clarkston Heights-Vineland — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clarkston School District (suburban): math 38% / reading 57% proficiency, ranked #172 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heights Elementary (361 students, 45% FRL); Lincoln Middle School (318 students, 60% FRL); Charles Francis Adams High School (753 students, 49% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 250 active listings in the ZIP; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $99,000

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: 1.39% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $110,058
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2115 6th Ave #7	0.00mi	2/2.0 (-1)	1,440 (+9%)	2mo	$119,999	$83	79
2115 6th Ave #51	0.00mi	3/2.0	1,144 (-14%)	1mo	$134,000	$117	77
2115 6th Ave Unit #45 Ave	0.00mi	2/2.0 (-1)	1,344 (+1%)	21mo	$79,000	$59	75
2115 6th Avenue #97 Ave	0.00mi	3/2.0	1,248 (-6%)	21mo	$149,900	$120	73
2015 6th Ave Unit 131A	0.11mi	3/2.0	1,150 (-13%)	1mo	$75,000	$65	72
2015 6th Ave Unit 161A	0.11mi	3/2.0	1,456 (+10%)	10mo	$75,000	$52	70
2115 6th Ave #18	0.00mi	3/2.0	1,512 (+14%)	11mo	$145,000	$96	68
2015 6th Ave Unit 142 A	0.11mi	3/2.0	1,179 (-11%)	11mo	$145,000	$123	67
2115 6th Ave #14	0.00mi	3/2.0	1,152 (-13%)	16mo	$89,900	$78	65
2015 6th Ave #308	0.10mi	2/2.0 (-1)	1,512 (+14%)	3mo	$99,500	$66	64
2015 6th Ave #11	0.11mi	2/2.0 (-1)	1,456 (+10%)	13mo	$81,400	$56	63
2127 Westwind Ct	0.71mi	3/2.0	1,248 (-6%)	20mo	$304,900	$244	40

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $12,808
• Equity at exit: $14,761

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $48,276
• Equity at exit: $8,560

Cash invested: $27,720 (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 99403

• Active inventory: 250
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $453

Break-even live

Break-even rent $803

Max offer price $99,000

Occupancy floor 62%

Sensitivity live

Price	-10% $509	-5% $481	+0% $453	+5% $425	+10% $397
Rent	-10% $344	-5% $399	+0% $453	+5% $508	+10% $562
Rate	-1.0pp $503	-0.5pp $478	base $453	+0.5pp $427	+1.0pp $401

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-17
   status $99,000 Pending 13 DOM
2. 2026-06-17
   days on market $99,000 Active 13 DOM
3. 2026-06-16
   days on market $99,000 Active 12 DOM
4. 2026-06-15
   days on market $99,000 Active 11 DOM
5. 2026-06-14
   days on market $99,000 Active 9 DOM
6. 2026-06-12
   days on market $99,000 Active 8 DOM
7. 2026-06-09
   days on market $99,000 Active 5 DOM
8. 2026-06-08
   days on market $99,000 Active 4 DOM
9. 2026-06-07
   remarks 492-char remark
10. 2026-06-07
    listed $99,000 Active 3 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: $888 · $74/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$82/yr (+$7/mo · 9.2%)

ⓘ 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 4/10 Moderate 6 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,520
• − Mortgage interest: −$5,546
• − Property taxes: −$888
• − Insurance: −$495
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,880
• Taxable income: $4,068
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $4,461/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: Clarkston School District
• NCES district ID: 5301320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $42,030
• Composite: 42.03/100
• National rank: #7065
• State rank: #172 of 291 in WA

Livability — Clarkston Heights-Vineland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Clarkston Heights-Vineland, WA
• Population (ZIP): 20,483

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Native American 1% Asian 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.91%
• Current HPI: 173.3027
• 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

+66.4% since first listed

7 events — show timeline

• 2026-06-04 Listed $99,000 IMLS
• 2020-07-17 Sold (MLS) — IMLS
• 2020-06-12 Listed $74,900 IMLS
• 2018-11-13 Sold (MLS) — IMLS
• 2018-10-10 Listed $63,500 IMLS
• 2017-10-13 Sold (MLS) — IMLS
• 2017-08-07 Listed $59,500 IMLS

Property tax history

+7.3%/yr

Latest (2025): $888 · +60.6% YoY. Source: county tax records.