10505 NE 53rd Ave · Barberton, WA 98686

$79,000

2 bd · 2.0 ba · 5,552 sqft · Land public records · 82 Days on market

Built 1994 $14/sqft · 95% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great single wide awaiting your new flooring and paint touches. New roof and heat pump. Great deck for our lovely PNW evenings. Least expensive lot rent in the area and it includes water, sewer and trash. And a wonderful community center with many community events. Make this one yours today.

Key facts

• Heat pump
• Community center
• Deck

Tags

• NEW ROOF
• HEAT PUMP
• DECK
• COMMUNITY CENTER
• COMMUNITY EVENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $79k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.1% vs local median 2.5% in Barberton — 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 72/100 on livability (#223 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: Rents flat; 327 active listings in the ZIP; solid renter incomes; 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 $546 of loan paydown is wiped out by about $2k 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 + 0.8% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $17k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.85% ✓
• Cap rate: 25.06%
• Cash-on-cash: 67.01%
• DSCR: 3.98
• GRM: 2.9

CMA / ARV

• ARV (median comp): $254,261
• List price: $79,000
• Delta: -68.93%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: 63.8%
• Equity multiple: 3.76×
• Total profit: $60,981
• Equity at exit: $11,779

10-year hold

• IRR: 67.5%
• Equity multiple: 7.11×
• Total profit: $135,208
• Equity at exit: $6,830

Cash invested: $22,120 (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 98686

• Rents YoY: 0.8%
• Active inventory: 327
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $1,235

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 40%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $79,000 Active 82 DOM
2. 2026-06-17
   days on market $79,000 Active 81 DOM
3. 2026-06-16
   days on market $79,000 Active 80 DOM
4. 2026-06-15
   days on market $79,000 Active 79 DOM
5. 2026-06-13
   days on market $79,000 Active 77 DOM
6. 2026-06-09
   days on market $79,000 Active 73 DOM
7. 2026-06-08
   days on market $79,000 Active 72 DOM
8. 2026-06-07
   days on market $79,000 Active 71 DOM
9. 2026-06-03
   days on market $79,000 Active 67 DOM
10. 2026-06-02
    days on market $79,000 Active 66 DOM
11. 2026-06-01
    days on market $79,000 Active 65 DOM
12. 2026-05-31
    days on market $79,000 Active 64 DOM
13. 2026-04-11
    price $90,000 293-char remark

    Show marketing remark (293 chars)

    Great single wide awaiting your new flooring and paint touches. New roof and heat pump. Great deck for our lovely PNW evenings. Least expensive lot rent in the area and it includes water, sewer and trash. And a wonderful community center with many community events. Make this one yours today.

14. 2026-03-27
    listed $96,000 Active 293-char remark

    Show marketing remark (293 chars)

    Great single wide awaiting your new flooring and paint touches. New roof and heat pump. Great deck for our lovely PNW evenings. Least expensive lot rent in the area and it includes water, sewer and trash. And a wonderful community center with many community events. Make this one yours today.

15. 2022-09-16
    soldstatus $105,000 Closed 515-char remark

    Show marketing remark (515 chars)

    Spacious Home with 2 Bedrooms & 2 Bathrooms, Family, Living, Dining & Utility Rooms, Quiet 55+ neighborhood on cul-de-sac, Fenced yard, Tool shed, Carport, Large covered Deck & Patio for entertaining. New roof. Heat pump & AC updated in 2018, Carpet & Linoleum in baths and utility replaced within 5 years. All appliances in Kitchen stay & custom made curtains included, Move in ready to this beautiful well cared for home with steps &/or wheel chair ramp. Don't miss this amazing value!

16. 2022-09-04
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Spacious Home with 2 Bedrooms & 2 Bathrooms, Family, Living, Dining & Utility Rooms, Quiet 55+ neighborhood on cul-de-sac, Fenced yard, Tool shed, Carport, Large covered Deck & Patio for entertaining. New roof. Heat pump & AC updated in 2018, Carpet & Linoleum in baths and utility replaced within 5 years. All appliances in Kitchen stay & custom made curtains included, Move in ready to this beautiful well cared for home with steps &/or wheel chair ramp. Don't miss this amazing value!

17. 2022-08-22
    status Active 515-char remark

    Show marketing remark (515 chars)

    Spacious Home with 2 Bedrooms & 2 Bathrooms, Family, Living, Dining & Utility Rooms, Quiet 55+ neighborhood on cul-de-sac, Fenced yard, Tool shed, Carport, Large covered Deck & Patio for entertaining. New roof. Heat pump & AC updated in 2018, Carpet & Linoleum in baths and utility replaced within 5 years. All appliances in Kitchen stay & custom made curtains included, Move in ready to this beautiful well cared for home with steps &/or wheel chair ramp. Don't miss this amazing value!

18. 2022-08-17
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Spacious Home with 2 Bedrooms & 2 Bathrooms, Family, Living, Dining & Utility Rooms, Quiet 55+ neighborhood on cul-de-sac, Fenced yard, Tool shed, Carport, Large covered Deck & Patio for entertaining. New roof. Heat pump & AC updated in 2018, Carpet & Linoleum in baths and utility replaced within 5 years. All appliances in Kitchen stay & custom made curtains included, Move in ready to this beautiful well cared for home with steps &/or wheel chair ramp. Don't miss this amazing value!

19. 2022-08-14
    price $119,900 515-char remark

    Show marketing remark (515 chars)

    Spacious Home with 2 Bedrooms & 2 Bathrooms, Family, Living, Dining & Utility Rooms, Quiet 55+ neighborhood on cul-de-sac, Fenced yard, Tool shed, Carport, Large covered Deck & Patio for entertaining. New roof. Heat pump & AC updated in 2018, Carpet & Linoleum in baths and utility replaced within 5 years. All appliances in Kitchen stay & custom made curtains included, Move in ready to this beautiful well cared for home with steps &/or wheel chair ramp. Don't miss this amazing value!

20. 2022-07-30
    listed $134,500 Active 515-char remark

    Show marketing remark (515 chars)

    Spacious Home with 2 Bedrooms & 2 Bathrooms, Family, Living, Dining & Utility Rooms, Quiet 55+ neighborhood on cul-de-sac, Fenced yard, Tool shed, Carport, Large covered Deck & Patio for entertaining. New roof. Heat pump & AC updated in 2018, Carpet & Linoleum in baths and utility replaced within 5 years. All appliances in Kitchen stay & custom made curtains included, Move in ready to this beautiful well cared for home with steps &/or wheel chair ramp. Don't miss this amazing value!

21. 2012-05-01
    soldstatus $2,740,000
22. 2008-10-01
    soldstatus $2,400,000
23. 2006-11-08
    soldstatus $12,500
24. 2006-10-30
    historical
25. 2006-10-21
    listed $13,500
26. 2006-04-20
    soldstatus $22,000
27. 2005-12-30
    listed $29,900
28. 2001-07-02
    soldstatus $25,000
29. 2001-03-14
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,057
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$2,298
• Taxable income: $14,424
• Est. tax owed @ 24.0%: −$3,462
• After-tax cash flow: $11,362/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 — Barberton

• Score: 72/100
• State rank: #223
• US rank: #6415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark County · 513,189 people
• City population: 20,553
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 21,243
• Household income: $107,801
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 364.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 9% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 6% Slovak 4% Lithuanian 4%
• Foreign-born: 10% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -274.58%
• Current HPI: 286.8751
• Rent YoY: ▲ 0.78%
• 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

+201.0% since first listed

17 events — show timeline

• 2026-04-11 Price Changed $90,000 RMLS
• 2026-03-27 Listed $96,000 RMLS
• 2022-09-16 Sold (MLS) $105,000 RMLS
• 2022-09-04 Pending — RMLS
• 2022-08-22 Relisted — RMLS
• 2022-08-17 Pending — RMLS
• 2022-08-14 Price Changed $119,900 RMLS
• 2022-07-30 Listed $134,500 RMLS
• 2012-05-01 Sold (Public Records) $2,740,000 Public Records
• 2008-10-01 Sold (Public Records) $2,400,000 Public Records
• 2006-11-08 Sold (MLS) $12,500 RMLS
• 2006-10-30 Delisted — RMLS
• 2006-10-21 Listed $13,500 RMLS
• 2006-04-20 Sold (MLS) $22,000 NWMLS as Distributed by MLS Grid
• 2005-12-30 Listed $29,900 NWMLS as Distributed by MLS Grid
• 2001-07-02 Sold (MLS) $25,000 RMLS
• 2001-03-14 Listed $29,900 RMLS

Property tax history

-2.6%/yr

Latest (2026): $23,789 · -12.7% YoY. Source: county tax records.