2115 6th Avenue #86 Ave · Clarkston Heights-Vineland, WA 99403

$98,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 12 Days on market

Built 1995 Est $74k · 33% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom, two bath with fenced yard. Storage shed and home are newly painted. Lovely front patio with two covered parking spaces. Ramp entry to Northside door. 55+ community w/ a community pool!

Key facts

• Fenced yard space
• 2 garage spots
• Community pool

Tags

• SPLIT BEDROOM FLOOR PLAN
• NEW LUXURY VINYL FLOORING
• DOUBLE SIZE PRIMARY SHOWER
• FENCED YARD SPACE
• COVERED PARKING SPOTS
• ENCLOSED COVERED DECK

Property features AI

Finance

• HOA & community: Over-55 (senior) community; Community pool

Exterior

• Parking: 2 covered parking spaces (carport); 2 total parking spaces; 2-car garage available
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1995
• Construction: Metal roof
• Exterior features: Partial metal fencing; Covered patio/deck; Community pool; Storage shed; Automatic sprinkler system; Located in a mobile home park within an Over-55 community; Small lot

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Master bedroom on main level; Split bedroom layout; Laminate countertops; Bathroom grab bars
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 11.2% 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: Highland Elementary (288 students, 73% FRL) — zoned schools average 73% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $678 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $98,000

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: 1.32% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $73,840
• Comps found: 12

Show comp detail 12 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 (+10%)	0mo	$134,000	$117	83
2015 6th Ave #319	0.11mi	3/2.0	980 (-6%)	4mo	$69,500	$71	82
2015 6th Ave #141	0.11mi	3/1.5	1,094 (+5%)	5mo	$49,900	$46	80
2015 6th Ave Unit 131A	0.11mi	3/2.0	1,150 (+11%)	1mo	$75,000	$65	76
2115 6th Ave #14	0.00mi	3/2.0	1,152 (+11%)	16mo	$89,900	$78	69
2015 6th Ave Unit 141A	0.11mi	3/2.0	1,094 (+5%)	22mo	$47,900	$44	68
2015 6th Ave Unit 310C	0.11mi	2/2.0 (-1)	924 (-11%)	9mo	$59,000	$64	64
2015 6th Ave Unit 142 A	0.11mi	3/2.0	1,179 (+13%)	11mo	$145,000	$123	63
2515 Appleside Blvd #2	0.35mi	3/2.0	960 (-8%)	12mo	$55,000	$57	61
2015 6th Ave Unit 306C	0.11mi	3/2.0	1,144 (+10%)	22mo	$175,000	$153	60
2115 6th Ave #54	0.00mi	2/2.0 (-1)	900 (-14%)	20mo	$149,900	$167	56
2015 6th Ave 126a Unit 126A	0.11mi	3/2.0	910 (-12%)	24mo	$39,900	$44	54

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $9,534
• Equity at exit: $14,612

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $40,983
• Equity at exit: $8,473

Cash invested: $27,440 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $399

Break-even live

Break-even rent $784

Max offer price $98,000

Occupancy floor 64%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-17
   status $98,000 Pending 12 DOM
2. 2026-06-17
   days on market $98,000 Active 12 DOM
3. 2026-06-16
   days on market $98,000 Active 11 DOM
4. 2026-06-15
   days on market $98,000 Active 10 DOM
5. 2026-06-14
   days on market $98,000 Active 8 DOM
6. 2026-06-12
   days on market $98,000 Active 7 DOM
7. 2026-06-09
   days on market $98,000 Active 4 DOM
8. 2026-06-09
   remarks 604-char remark
9. 2026-06-08
   days on market $98,000 Active 3 DOM
10. 2026-06-07
    remarks 505-char remark
11. 2026-06-07
    listed $98,000 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: $776 · $65/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$184/yr (+$15/mo · 23.7%)

ⓘ 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: $15,474
• − Mortgage interest: −$5,490
• − Property taxes: −$776
• − Insurance: −$490
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,851
• Taxable income: $3,392
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,977/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

+14.0% since first listed

4 events — show timeline

• 2026-06-03 Listed $98,000 IMLS
• 2022-04-22 Sold (MLS) — IMLS
• 2022-03-13 Pending — IMLS
• 2022-03-08 Listed $85,999 IMLS

Property tax history

+11.1%/yr

Latest (2025): $776 · +70.6% YoY. Source: county tax records.