2115 6th Ave #51 · Clarkston Heights-Vineland, WA 99403

$134,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured · 30 Days on market

Built 2000 Est $127k · 6% over

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Why this score? — see what drove the C- 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 +22.3/30.0
• DSCR +7.1/10.0
• ARV discount +5.0/15.0
• 1% rule +4.9/10.0
• 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

Welcome to this beautifully maintained, move-in-ready manufactured home nestled in one of the area’s most desirable 55+ communities. Every detail of this home has been thoughtfully updated, offering modern comfort and effortless living. Step inside to find a bright, spacious open floor plan with tasteful finishes and abundant natural light. The kitchen features updated cabinetry, sleek countertops, and modern appliances—perfect for everyday cooking or entertaining. The inviting living area flows seamlessly into the dining space, creating a warm and social atmosphere. The bedrooms are generously sized with ample closet storage, and the bathrooms have been tastefully refreshed wit

Key facts

• Open floor plan
• Newer flooring
• Fresh paint

Tags

• OPEN FLOOR PLAN
• UPDATED CABINETRY
• MODERN APPLIANCES
• PRIVATE PATIO
• NEWER FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $134k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (1.4% below list).
• Recommended offer: $132k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.4% 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 C — 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).
• Market conditions: 249 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 $926 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $131,990 (1.5% below list)

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: 0.99% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $126,984
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2115 6th Ave #51	0.00mi	3/2.0	1,144 (0%)	0mo	$134,000	$117	100
2015 6th Ave Unit 131A	0.11mi	3/2.0	1,150 (+0%)	1mo	$75,000	$65	93
2115 6th Ave #14	0.00mi	3/2.0	1,152 (+1%)	16mo	$89,900	$78	86
2015 6th Ave #141	0.11mi	3/1.5	1,094 (-4%)	5mo	$49,900	$46	82
2015 6th Ave Unit 142 A	0.11mi	3/2.0	1,179 (+3%)	11mo	$145,000	$123	80
2015 6th Ave Unit 306C	0.11mi	3/2.0	1,144 (0%)	22mo	$175,000	$153	76
2015 6th Ave Unit 141A	0.11mi	3/2.0	1,094 (-4%)	22mo	$47,900	$44	69
2015 6th Ave #319	0.11mi	3/2.0	980 (-14%)	4mo	$69,500	$71	68
2115 6th Avenue #97 Ave	0.00mi	3/2.0	1,248 (+9%)	21mo	$149,900	$120	68
2515 Appleside Blvd #12	0.35mi	2/2.0 (-1)	1,248 (+9%)	22mo	$139,000	$111	46
2127 Westwind Ct	0.71mi	3/2.0	1,248 (+9%)	20mo	$304,900	$244	35

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-7,715
• Equity at exit: $19,980

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $11,188
• Equity at exit: $11,586

Cash invested: $37,520 (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: 249
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $220

Break-even live

Break-even rent $1,042

Max offer price $134,000

Occupancy floor 78%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-04
   price $134,000
2. 2026-05-19
   status Pending
3. 2026-04-22
   historical
4. 2026-04-02
   price $129,947
5. 2026-03-23
   listed $134,975 Active
6. 2026-02-05
   historical
7. 2025-11-12
   price $132,500
8. 2025-10-28
   price $135,000
9. 2025-10-13
   price $144,900
10. 2025-10-01
    price $148,000
11. 2025-09-15
    historical
12. 2025-09-02
    price $137,000
13. 2025-08-06
    listed $128,000 Active
14. 2025-08-06
    listed $139,900 Active
15. 2025-07-25
    historical
16. 2025-06-06
    price $139,900
17. 2025-05-08
    price $134,900
18. 2025-04-16
    listed $144,900 Active
19. 2025-03-19
    historical
20. 2025-03-17
    price $145,000
21. 2025-03-14
    status Active
22. 2025-03-14
    historical
23. 2025-01-17
    price $147,500
24. 2025-01-14
    listed $149,900 Active
25. 2024-05-16
    soldstatus Sold
26. 2024-04-06
    status Pending
27. 2024-02-22
    listed $125,000 Active
28. 2016-10-24
    soldstatus
29. 2016-09-06
    listed $47,500
30. 2014-07-31
    soldstatus
31. 2014-06-03
    listed $39,900

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$534/yr (+$44/mo · 68.5%)

ⓘ 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: $15,858
• − Mortgage interest: −$7,506
• − Property taxes: −$779
• − Insurance: −$670
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,898
• Taxable income: $467
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,534/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

+235.8% since first listed

31 events — show timeline

• 2026-06-04 Price Changed $134,000 IMLS
• 2026-05-19 Pending — IMLS
• 2026-04-22 Listing Removed — IMLS
• 2026-04-02 Price Changed $129,947 IMLS
• 2026-03-23 Listed $134,975 IMLS
• 2026-02-05 Listing Removed — IMLS
• 2025-11-12 Price Changed $132,500 IMLS
• 2025-10-28 Price Changed $135,000 IMLS
• 2025-10-13 Price Changed $144,900 IMLS
• 2025-10-01 Price Changed $148,000 IMLS
• 2025-09-15 Listing Removed — IMLS
• 2025-09-02 Price Changed $137,000 IMLS
• 2025-08-06 Listed $139,900 IMLS
• 2025-08-06 Listed $128,000 IMLS
• 2025-07-25 Listing Removed — IMLS
• 2025-06-06 Price Changed $139,900 IMLS
• 2025-05-08 Price Changed $134,900 IMLS
• 2025-04-16 Listed $144,900 IMLS
• 2025-03-19 Listing Removed — IMLS
• 2025-03-17 Price Changed $145,000 IMLS
• 2025-03-14 Relisted — IMLS
• 2025-03-14 Listing Removed — IMLS
• 2025-01-17 Price Changed $147,500 IMLS
• 2025-01-14 Listed $149,900 IMLS
• 2024-05-16 Sold (MLS) — IMLS
• 2024-04-06 Pending — IMLS
• 2024-02-22 Listed $125,000 IMLS
• 2016-10-24 Sold (MLS) — IMLS
• 2016-09-06 Listed $47,500 IMLS
• 2014-07-31 Sold (MLS) — IMLS
• 2014-06-03 Listed $39,900 IMLS