105 Shepler St #41 · Dallesport, WA 98617

$42,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 11 Days on market

Built 1990

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the beautiful Columbia River Gorge. This "As Is" Fixer-Upper 1990 Redman 14' x 66' manufactured home is in Dallesport Co-Op Mobile Home park. Put your finishing touches on this gem with 3 bedrooms, 2 bathrooms, (2) covered porches, shed and a nice size yard with Fruit Trees of Cherry, Peach, Apricot, Walnut and Plum to enjoy! Appliances included: Refrigerator, Dishwasher and Stove/oven. Shared well is tested and maintained by park. Lots of yard to maintain a garden. $600 per month rent to Co-Op and $70 per month includes Water, Sewer and Trash. Come home to the beautiful Columbia River Gorge where Hiking, Fishing, Camping, Mountain Biking, Water Sports, Snow Sports and

Key facts

• Maintain a garden
• Covered porches
• Nice size yard

Tags

• COLUMBIA RIVER GORGE
• COVERED PORCHES
• FRUIT TREES
• NICE SIZE YARD
• MAINTAIN A GARDEN

Property features AI

Finance

• Other: Property is a residential manufactured home in a park; Parcel number available
• Financial info: Monthly lot rent of $670; Land lease expires December 31, 2026
• HOA & community: Park amenities include road maintenance, sewer, snow removal, trash, and water; Park name: Dallesport Homeowners Cooperative; Land lease in effect (lot rent paid monthly)

Exterior

• Parking: Driveway
• Utilities: Electric fuel; Shared well water; Public sewer; Cable internet
• Home design: Manufactured home in park; Single-story (main living all on one level); No notable view; Fixer condition; Unit dimensions approximately 66' x 14'
• Construction: Built in 1990; Composition/shingle roof; Pillar/post/pier foundation with skirting
• Exterior features: Porch; Tool shed; Yard; T-111 siding; Level lot; Gravel road access

Interior

• Kitchen: Dishwasher; Free‑standing range; Free‑standing refrigerator; Electric hot water
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central air
• Interior features: Vinyl flooring; Aluminum window frames

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).

Location & tenants

• Location reads 62/100 on livability (#404 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A-; Watch: health & safety C-, employment D, amenities F.
• Lyle School District (rural): math 30% / reading 35% proficiency, ranked #261 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lyle Middle School (49 students, 84% FRL); Lyle High School (67 students, 75% FRL) — zoned schools average 79% FRL vs 63% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $610 of equity ($290 loan paydown + $320 appreciation (0.8% local appreciation)).
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.23% ✓
• Cap rate: 39.39%
• Cash-on-cash: 118.22%
• DSCR: 6.26
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.30×
• Total profit: $74,089
• Equity at exit: $13,822

10-year hold

• IRR: —
• Equity multiple: 15.19×
• Total profit: $166,823
• Equity at exit: $17,976

Cash invested: $11,760 (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 98617

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$8 /mo · $92/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $1,159

Break-even live

Break-even rent $311

Max offer price $42,000

Occupancy floor 30%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $42,000 Active 11 DOM
2. 2026-06-18
   days on market $42,000 Active 10 DOM
3. 2026-06-17
   days on market $42,000 Active 9 DOM
4. 2026-06-16
   days on market $42,000 Active 8 DOM
5. 2026-06-15
   days on market $42,000 Active 7 DOM
6. 2026-06-14
   days on market $42,000 Active 5 DOM
7. 2026-06-12
   days on market $42,000 Active 4 DOM
8. 2026-06-09
   remarks 689-char remark
9. 2026-06-09
   listed $42,000 Active 1 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: $92 · $8/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$320/yr (+$27/mo · 349.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 5 d/yr ≥98°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,326
• − Mortgage interest: −$2,353
• − Property taxes: −$92
• − Insurance: −$210
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$1,222
• Taxable income: $14,037
• Est. tax owed @ 24.0%: −$3,369
• After-tax cash flow: $10,534/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: Lyle School District
• NCES district ID: 5304590
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $44,641
• Composite: 30.49/100
• National rank: #11492
• State rank: #261 of 291 in WA

Livability — Dallesport

• Score: 62/100
• State rank: #404
• US rank: #16157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallesport, WA
• Population (ZIP): 1,105

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Two or more races 38% Hispanic / Latino 29% Asian 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 7% Italian 5% Scandinavian 5%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 27% Vietnamese 3%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.76%
• Current HPI: 197.7919
• 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

• 2026-06-01 Listed $42,000 RMLS

Property tax history

-5.6%/yr

Latest (2026): $92 · +1.2% YoY. Source: county tax records.