222 Maple Ave NW Spc 26 · Napavine, WA 98565

$175,000

2 bd · 2.0 ba · 1,404 sqft · Other public records · 235 Days on market

Built 1995

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

For Sale by Owner 1995 Redman Doublewide Mobile Home $190,000 (Napavine, WA) Spacious and well-maintained 1995 Redman 52 x 28 doublewide mobile home located in Harmony Mobile Home Park, Napavine, WA. Features: 2 Bedrooms | 2 Bathrooms Open floor plan with additional Office/Den area Heat pump replaced within the last 5 years Large 12 x 40 covered deck perfect for year-round use Covered parking area for convenience Two storage sheds (9 x 7 and 8 x 6) for plenty of extra space New exterior paint (September 2024) Lot rent: $465/month All appliances included + partially furnished Asking Price: $190,000 (Open to all reasonable offers. ) This home is move-in ready, well cared for, and located in a friendly park close to local amenities and I-5 access. Contact us at 360 219-7072 to schedule a showing today!

Key facts

• Open floor plan
• Office den area
• Large covered deck

Tags

• OPEN FLOOR PLAN
• OFFICE DEN AREA
• HEAT PUMP REPLACED
• LARGE COVERED DECK
• COVERED PARKING AREA
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 1.9% in Napavine — 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 63/100 on livability (#384 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+; Watch: health & safety C-, amenities F, commute F.
• Napavine School District (rural): math 52% / reading 63% proficiency, ranked #82 of 291 in WA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Napavine Elementary (389 students, 50% FRL); Napavine Jr Sr High School (425 students, 47% FRL).
• Market conditions: 10 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Lewis County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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. 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: 1.13% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.12×
• Total profit: $55,125
• Equity at exit: $78,688

10-year hold

• IRR: 21.0%
• Equity multiple: 4.03×
• Total profit: $148,336
• Equity at exit: $121,267

Cash invested: $49,000 (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 98565

• Active inventory: 10
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$41 /mo · $498/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $536

Break-even live

Break-even rent $1,306

Max offer price $175,000

Occupancy floor 68%

Sensitivity live

Price	-10% $635	-5% $585	+0% $536	+5% $486	+10% $437
Rent	-10% $379	-5% $457	+0% $536	+5% $614	+10% $693
Rate	-1.0pp $624	-0.5pp $580	base $536	+0.5pp $490	+1.0pp $444

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 3rd Ave E Napavine, WA	3.0	2.0	1300	$2,095	$1.61	22d	1	0.20mi
208 E Stella St #19 Napavine, WA	3.0	2.5	1500	$1,995	$1.33	45d	1	0.28mi
208 E Stella St Unit 208-14 Napavine, WA	2.0	1.5	1200	$1,795	$1.50	22d	1	0.29mi

Listing history 5 events

1. 2026-06-03
   days on market $175,000 Active 235 DOM
2. 2026-06-02
   days on market $175,000 Active 234 DOM
3. 2026-06-01
   days on market $175,000 Active 233 DOM
4. 2026-05-31
   days on market $175,000 Active 232 DOM
5. 2025-10-11
   listed $175,000 Active 822-char remark

   Show marketing remark (822 chars)

   For Sale by Owner 1995 Redman Doublewide Mobile Home $190,000 (Napavine, WA) Spacious and well-maintained 1995 Redman 52 x 28 doublewide mobile home located in Harmony Mobile Home Park, Napavine, WA. Features: 2 Bedrooms | 2 Bathrooms Open floor plan with additional Office/Den area Heat pump replaced within the last 5 years Large 12 x 40 covered deck perfect for year-round use Covered parking area for convenience Two storage sheds (9 x 7 and 8 x 6) for plenty of extra space New exterior paint (September 2024) Lot rent: $465/month All appliances included + partially furnished Asking Price: $190,000 (Open to all reasonable offers. ) This home is move-in ready, well cared for, and located in a friendly park close to local amenities and I-5 access. Contact us at 360 219-7072 to schedule a showing today!

ⓘ 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: $498 · $41/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$1,217/yr (+$101/mo · 244.6%)

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

Taxation est. · year 1

• Rental income: $23,816
• − Mortgage interest: −$9,803
• − Property taxes: −$498
• − Insurance: −$875
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$5,091
• Taxable income: $3,739
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $5,532/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: Napavine School District
• NCES district ID: 5305490
• Math proficiency: 52% ▼ -1.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $51,433
• Composite: 50.83/100
• National rank: #3887
• State rank: #82 of 291 in WA

Livability — Napavine

• Score: 63/100
• State rank: #384
• US rank: #15158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Napavine, WA
• City population: 484
• Population (ZIP): 484

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 14% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Russian 4% Italian 2%
• Foreign-born: 3% · South Korea
• Languages at home: 85% English-only · Korean 13% Spanish 2%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2025-10-11 Listed $175,000 ForSaleByOwner.com

Property tax history

+2.4%/yr

Latest (2026): $498 · -17.6% YoY. Source: county tax records.