300 SW 7th Ave #508 · Battle Ground, WA 98604

$185,000

3 bd · 2.0 ba · 1,610 sqft · Manufactured public records · 34 Days on market

Built 1990 $115/sqft · 50% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled manufactured home in a 55+ park. 3 large bedrooms and 2 full bathrooms. This home is a must see, looking and feeling brand new from the vaulted ceilings out to the front porch. Monthly events are hosted at the club house that has a new outdoor site boasting a bocce ball court, fire pit, covered pavilion, pickle ball court and community garden.

Key facts

• Custom cabinetry
• Open floor plan
• Remodeled kitchen

Tags

• OPEN FLOOR PLAN
• REMODELED KITCHEN
• CUSTOM CABINETRY
• MODERN APPLIANCES
• FREESTANDING SOAKING TUB
• GAS FIRE PIT

Property features AI

Finance

• Other: Property is residential, not attached; Main living area reported as 1,610 (county/building area)
• Financial info: Land lease present (expires February 15, 2027); Monthly lot rent
• HOA & community: Community amenities: athletic court, commons, grounds maintenance, management; Located in Battle Ground Mobile Estates (senior community); Land lease with monthly lot rent

Exterior

• Parking: Covered carport
• Security: Entry security feature
• Utilities: Public water; Public sewer; Electric fuel; Cable internet available
• Home design: Manufactured home in park; Single-story/main level living; Updated/remodeled condition; No significant view; Manufacturer: Fleetwood
• Construction: 1990 construction; Composition roof; Pillar/post/pier foundation; Unit dimensions approximately 60' x 27'
• Exterior features: Covered deck; Covered porch; Patio; Fenced yard; Sprinkler system; Tool shed; Corner, level lot; Paved road access; Wood siding

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Electric hot water
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating (95%+ efficiency); Heat pump; EnergyStar air conditioning (heat pump)
• Interior features: High ceilings; Skylights; Laundry area with washer/dryer; Luxury vinyl plank flooring; Double pane windows; Crawl space basement
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.8% in Battle Ground — 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 90/100 on livability (#3 in WA, #93 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living D-.
• Battle Ground School District (suburban): math 48% / reading 60% proficiency, ranked #92 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Captain Strong (628 students, 38% FRL); Chief Umtuch Middle (553 students, 35% FRL); Open Doors Battle Ground (15 students, 33% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 459 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 + 4.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.83%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (median comp): $122,999
• List price: $185,000
• Delta: 50.41%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 SW 7th Ave #102	0.00mi	2/2.0 (-1)	1,568 (-3%)	1mo	$124,500	$79	90
300 SW 7th Ave #502	0.00mi	4/2.0 (+1)	1,515 (-6%)	9mo	$100,000	$66	78
300 SW 7th Ave #123	0.00mi	3/2.0	1,512 (-6%)	15mo	$215,000	$142	78
300 SW 7th Ave #1202	0.00mi	4/2.0 (+1)	1,728 (+7%)	6mo	$122,500	$71	78
300 SW 7th Ave #402	0.00mi	4/2.0 (+1)	1,512 (-6%)	20mo	$142,000	$94	68
300 SW 7th Ave #811	0.00mi	3/2.0	1,392 (-14%)	22mo	$60,000	$43	59

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.63×
• Total profit: $32,657
• Equity at exit: $27,584

10-year hold

• IRR: 24.8%
• Equity multiple: 3.25×
• Total profit: $116,690
• Equity at exit: $15,995

Cash invested: $51,800 (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 98604

• Rents YoY: 4.0%
• Active inventory: 459
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$970
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $942

Break-even live

Break-even rent $1,433

Max offer price $185,000

Occupancy floor 59%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 SW 6th Cir Battle Ground, WA	4.0	2.0	1794	$3,000	$1.67	44d	1	0.17mi
1511 SW 13th Ave Battle Ground, WA	1.0–3.0	1.0–2.0	882	$2,095	$2.37	2d	9	0.70mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	15d	1	0.76mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	12d	1	0.76mi
1105 N Parkway Ave Battle Ground, WA	3.0	2.0	1384	$2,500	$1.81	3d	1	0.84mi
821 SE 11th Pl Battle Ground, WA	2.0	2.5	1479	$2,050	$1.39	2d	1	0.93mi
1215 SE 5th St Battle Ground, WA	3.0	2.5	1496	$2,425	$1.62	44d	1	0.93mi
1200 SE 7th St Battle Ground, WA	3.0	2.5	1754	$2,395	$1.37	2d	1	0.93mi
2301 SW 5th Pl Battle Ground, WA	3.0	2.5	1450	$2,595	$1.79	3d	1	0.97mi
2214 NW 7th St Battle Ground, WA	4.0	2.5	1972	$2,795	$1.42	4d	1	1.01mi
2030 NW 14th Way Battle Ground, WA	4.0	2.5	1986	$2,895	$1.46	44d	1	1.15mi
11014 NE 197th St Battle Ground, WA	3.0	2.0	2247	$3,795	$1.69	44d	1	1.17mi
724 NE 14th Way Battle Ground, WA	3.0	2.5	1688	$2,650	$1.57	18d	1	1.18mi
406 SW 32nd St Battle Ground, WA	3.0	2.5	1722	$2,350	$1.36	23d	1	1.41mi
917 SW 31st St Battle Ground, WA	1.0–2.0	1.0–2.0	913	$2,336	$2.56	2d	12	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $185,000 Active 34 DOM
2. 2026-06-17
   days on market $185,000 Active 33 DOM
3. 2026-06-16
   days on market $185,000 Active 32 DOM
4. 2026-06-15
   days on market $185,000 Active 31 DOM
5. 2026-06-13
   days on market $185,000 Active 29 DOM
6. 2026-06-09
   days on market $185,000 Active 25 DOM
7. 2026-06-08
   days on market $185,000 Active 24 DOM
8. 2026-06-07
   pricedays on market $185,000 Active 23 DOM
9. 2026-06-03
   days on market $205,000 Active 19 DOM
10. 2026-06-02
    days on market $205,000 Active 18 DOM
11. 2026-06-01
    days on market $205,000 Active 17 DOM
12. 2026-05-31
    days on market $205,000 Active 16 DOM
13. 2026-05-15
    listed $205,000 Active 822-char remark
14. 2024-02-05
    soldstatus $138,000 Closed 369-char remark

    Show marketing remark (369 chars)

    Completely remodeled manufactured home in a 55+ park. 3 large bedrooms and 2 full bathrooms. This home is a must see, looking and feeling brand new from the vaulted ceilings out to the front porch. Monthly events are hosted at the club house that has a new outdoor site boasting a bocce ball court, fire pit, covered pavilion, pickle ball court and community garden.

15. 2024-01-21
    status Pending 369-char remark

    Show marketing remark (369 chars)

    Completely remodeled manufactured home in a 55+ park. 3 large bedrooms and 2 full bathrooms. This home is a must see, looking and feeling brand new from the vaulted ceilings out to the front porch. Monthly events are hosted at the club house that has a new outdoor site boasting a bocce ball court, fire pit, covered pavilion, pickle ball court and community garden.

16. 2024-01-19
    listed $149,900 Active 369-char remark

    Show marketing remark (369 chars)

    Completely remodeled manufactured home in a 55+ park. 3 large bedrooms and 2 full bathrooms. This home is a must see, looking and feeling brand new from the vaulted ceilings out to the front porch. Monthly events are hosted at the club house that has a new outdoor site boasting a bocce ball court, fire pit, covered pavilion, pickle ball court and community garden.

17. 2023-07-31
    soldstatus $55,000 Closed

    Show marketing remark (231 chars)

    Spacious 3 bedroom and 2 bathroom home in a 55+ community. Come take a tour of this cozy and bright home today! Space rent $610/month but increasing to $1000 per month. Park approval required for purchase. Owner pays all utilities.

18. 2023-07-13
    status Pending

    Show marketing remark (231 chars)

    Spacious 3 bedroom and 2 bathroom home in a 55+ community. Come take a tour of this cozy and bright home today! Space rent $610/month but increasing to $1000 per month. Park approval required for purchase. Owner pays all utilities.

19. 2023-05-15
    price $80,000

    Show marketing remark (231 chars)

    Spacious 3 bedroom and 2 bathroom home in a 55+ community. Come take a tour of this cozy and bright home today! Space rent $610/month but increasing to $1000 per month. Park approval required for purchase. Owner pays all utilities.

20. 2023-04-14
    price $95,000

    Show marketing remark (231 chars)

    Spacious 3 bedroom and 2 bathroom home in a 55+ community. Come take a tour of this cozy and bright home today! Space rent $610/month but increasing to $1000 per month. Park approval required for purchase. Owner pays all utilities.

21. 2023-03-02
    price $102,000

    Show marketing remark (231 chars)

    Spacious 3 bedroom and 2 bathroom home in a 55+ community. Come take a tour of this cozy and bright home today! Space rent $610/month but increasing to $1000 per month. Park approval required for purchase. Owner pays all utilities.

22. 2023-01-20
    status Active

    Show marketing remark (231 chars)

    Spacious 3 bedroom and 2 bathroom home in a 55+ community. Come take a tour of this cozy and bright home today! Space rent $610/month but increasing to $1000 per month. Park approval required for purchase. Owner pays all utilities.

23. 2023-01-20
    status Pending

    Show marketing remark (231 chars)

    Spacious 3 bedroom and 2 bathroom home in a 55+ community. Come take a tour of this cozy and bright home today! Space rent $610/month but increasing to $1000 per month. Park approval required for purchase. Owner pays all utilities.

24. 2022-12-27
    listed $110,000 Active

    Show marketing remark (231 chars)

    Spacious 3 bedroom and 2 bathroom home in a 55+ community. Come take a tour of this cozy and bright home today! Space rent $610/month but increasing to $1000 per month. Park approval required for purchase. Owner pays all utilities.

25. 2005-12-28
    soldstatus $24,000
26. 2005-12-28
    soldstatus $24,000
27. 2005-11-21
    historical
28. 2005-09-29
    listed $27,000
29. 2005-09-29
    listed $27,000
30. 1997-05-01
    soldstatus $43,000
31. 1996-12-09
    listed $45,000

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,813 · $151/mo
• Expected delta: +$794/yr (+$66/mo · 77.9%)

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

Taxation est. · year 1

• Rental income: $31,512
• − Mortgage interest: −$10,363
• − Property taxes: −$1,019
• − Insurance: −$925
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$5,382
• Taxable income: $8,781
• Est. tax owed @ 24.0%: −$2,107
• After-tax cash flow: $9,201/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: Battle Ground School District
• NCES district ID: 5300380
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,646
• Composite: 49.81/100
• National rank: #4201
• State rank: #92 of 291 in WA

Livability — Battle Ground

• Score: 90/100
• State rank: #3
• US rank: #93

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battle Ground, WA
• County: Clark County · 513,189 people
• City population: 38,839
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 38,839
• Household income: $112,448
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 485.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Portuguese 4% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 6% Spanish 3%

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: ▼ -296.15%
• Current HPI: 298.5364
• Rent YoY: ▲ 4.00%
• 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

+311.1% since first listed

20 events — show timeline

• 2026-06-06 Price Changed $185,000 RMLS
• 2026-05-15 Listed $205,000 RMLS
• 2024-02-05 Sold (MLS) $138,000 RMLS
• 2024-01-21 Pending — RMLS
• 2024-01-19 Listed $149,900 RMLS
• 2023-07-31 Sold (MLS) $55,000 RMLS
• 2023-07-13 Pending — RMLS
• 2023-05-15 Price Changed $80,000 RMLS
• 2023-04-14 Price Changed $95,000 RMLS
• 2023-03-02 Price Changed $102,000 RMLS
• 2023-01-20 Relisted — RMLS
• 2023-01-20 Pending — RMLS
• 2022-12-27 Listed $110,000 RMLS
• 2005-12-28 Sold (MLS) $24,000 NWMLS as Distributed by MLS Grid
• 2005-12-28 Sold (MLS) $24,000 RMLS
• 2005-11-21 Delisted — RMLS
• 2005-09-29 Listed $27,000 NWMLS as Distributed by MLS Grid
• 2005-09-29 Listed $27,000 RMLS
• 1997-05-01 Sold (MLS) $43,000 RMLS
• 1996-12-09 Listed $45,000 RMLS

Property tax history

+9.1%/yr

Latest (2026): $1,019 · +1.3% YoY. Source: county tax records.