507 NE 99th St #57 · Hazel Dell, WA 98665

$135,000

4 bd · 2.0 ba · 1,507 sqft · Manufactured public records · 103 Days on market

Built 1988 $90/sqft · at area comps Est $141k · at est. ↓ 19% since listing

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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 +9.4/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2-bath home located in Hazel Dell. This well-maintained home offers comfort, convenience, and secure gated living. Inside, you'll find modern finishes with LVP throughout, and the home was replumbed in 2025. True entertainer's chef's kitchen, featuring a spacious layout with abundant cabinet & counter space, bar area, and stainless-steel appliances. The open floor plan features an oversized family room and dining area with access to the covered patio, making it convenient for entertaining or relaxing. The primary suite is a dream with ample closet space and a generously sized bathroom with double sinks, a designated vanity area, a walk-in shower, and extra cabinets for organization. The 2nd bedroom off the primary is spacious with functional closet space. The additional flexible room is ideal for a home office, workout space, or hobby area. Enjoy outdoor living year-round on the covered private deck and yard, perfect for a dog run. This home also features a carport and an enormous, enclosed storage room for added convenience. Situated in a desirable gated community, within walking distance of shopping, dining, and freeways. Low-maintenance living in a prime location. Schedule your private showing today! Located in a 55+ community.

Key facts

• Private deck
• Covered patio
• Modern finishes

Tags

• GATED LIVING
• MODERN FINISHES
• CHEF'S KITCHEN
• COVERED PATIO
• PRIVATE DECK
• WALKING DISTANCE SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.2% in Hazel Dell — 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 82/100 on livability (#67 in WA, #1,216 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+, cost of living D, schools F.
• Vancouver School District (suburban): math 43% / reading 53% proficiency, ranked #156 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 187 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• This rent runs 34% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 + 2.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.66%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $141,081
• List price: $135,000
• Delta: -4.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 NE 99th St #15	0.00mi	3/2.0 (-1)	1,422 (-6%)	4mo	$117,000	$82	82
507 NE 99th St #7	0.00mi	3/2.0 (-1)	1,351 (-10%)	3mo	$125,000	$93	75
507 NE 99th St #8	0.00mi	3/2.0 (-1)	1,640 (+9%)	7mo	$125,000	$76	75
507 NE 99th St #64	0.00mi	3/2.0 (-1)	1,545 (+2%)	23mo	$134,000	$87	72
1805 NE 94th St #37	0.73mi	3/2.0 (-1)	1,617 (+7%)	4mo	$162,500	$100	45
1805 NE 94th St #4	0.73mi	3/2.0 (-1)	1,610 (+7%)	9mo	$155,000	$96	42
1805 NE 94th St #29	0.73mi	4/2.0	1,620 (+8%)	16mo	$160,000	$99	40
1805 NE 94th St #33	0.73mi	3/2.0 (-1)	1,666 (+11%)	4mo	$150,000	$90	40
1805 NE 94th St #5	0.73mi	3/2.0 (-1)	1,636 (+9%)	9mo	$155,000	$95	39
1805 NE 94th St #12	0.73mi	3/2.0 (-1)	1,456 (-3%)	21mo	$135,000	$93	38
1805 NE 94th St #6	0.73mi	3/2.0 (-1)	1,296 (-14%)	18mo	$112,000	$86	22

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.25×
• Total profit: $47,137
• Equity at exit: $20,129

10-year hold

• IRR: 36.9%
• Equity multiple: 4.25×
• Total profit: $123,015
• Equity at exit: $11,672

Cash invested: $37,800 (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 98665

• Rents YoY: 2.0%
• Active inventory: 187
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$708
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $1,123

Break-even live

Break-even rent $1,118

Max offer price $135,000

Occupancy floor 51%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 NE 105th St Vancouver, WA	3.0	1.5	1260	$2,350	$1.87	4d	1	0.33mi
9211 NE 15th Ave Vancouver, WA	1.0–3.0	1.0–2.0	900	$2,099	$2.33	2d	22	0.54mi
611 NE 85th Cir Vancouver, WA	3.0	3.5	2155	$2,700	$1.25	24d	1	0.57mi
511 NE 84th Cir Vancouver, WA	3.0	3.5	2239	$2,550	$1.14	24d	1	0.59mi
1532 NE 87th Way Vancouver, WA	3.0	2.5	1418	$2,295	$1.62	24d	1	0.65mi
9703 NE Tenny Creek Dr Vancouver, WA	3.0	2.5	1592	$2,295	$1.44	24d	1	0.71mi
1106 NE 83rd St Vancouver, WA	1.0–3.0	1.0–2.5	1058	$2,318	$2.19	20d	1	0.71mi
1821 NE 88th Cir Vancouver, WA	3.0	3.5	2020	$2,395	$1.19	24d	1	0.74mi
2009 NE 102nd Cir Vancouver, WA	3.0	2.5	1530	$2,595	$1.70	3d	1	0.78mi
1437 NE 82nd Dr Vancouver, WA	3.0	2.5	1500	$2,695	$1.80	3d	1	0.86mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	12d	1	0.92mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	15d	1	0.92mi
2409 NE 100th St Vancouver, WA	4.0	4.0	1798	$3,300	$1.84	24d	1	0.97mi
145 NW 76th St Vancouver, WA	3.0	2.5	1349	$2,245	$1.66	8d	1	1.08mi
1708 NW 91st Cir Vancouver, WA	3.0	2.0	1529	$2,695	$1.76	24d	1	1.14mi
1800 NW 104th St Vancouver, WA	3.0	2.0	1406	$2,679	$1.91	3d	1	1.19mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$2,550	$2.36	2d	10	1.20mi
1307 NE 70th St Vancouver, WA	3.0	2.0	1802	$2,829	$1.57	24d	1	1.36mi
3011 NE 113th St Vancouver, WA	3.0	2.5	1658	$2,895	$1.75	24d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 103 DOM
2. 2026-06-17
   days on market $135,000 Active 102 DOM
3. 2026-06-16
   days on market $135,000 Active 101 DOM
4. 2026-06-15
   days on market $135,000 Active 100 DOM
5. 2026-06-13
   days on market $135,000 Active 98 DOM
6. 2026-06-09
   days on market $135,000 Active 94 DOM
7. 2026-06-08
   days on market $135,000 Active 93 DOM
8. 2026-06-07
   days on market $135,000 Active 92 DOM
9. 2026-06-03
   days on market $135,000 Active 88 DOM
10. 2026-06-02
    days on market $135,000 Active 87 DOM
11. 2026-06-01
    days on market $135,000 Active 86 DOM
12. 2026-05-31
    days on market $135,000 Active 85 DOM
13. 2026-04-25
    status Active 1303-char remark

    Show marketing remark (1303 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home located in Hazel Dell. This well-maintained home offers comfort, convenience, and secure gated living. Inside, you'll find modern finishes with LVP throughout, and the home was replumbed in 2025. True entertainer's chef's kitchen, featuring a spacious layout with abundant cabinet & counter space, bar area, and stainless-steel appliances. The open floor plan features an oversized family room and dining area with access to the covered patio, making it convenient for entertaining or relaxing. The primary suite is a dream with ample closet space and a generously sized bathroom with double sinks, a designated vanity area, a walk-in shower, and extra cabinets for organization. The 2nd bedroom off the primary is spacious with functional closet space. The additional flexible room is ideal for a home office, workout space, or hobby area. Enjoy outdoor living year-round on the covered private deck and yard, perfect for a dog run. This home also features a carport and an enormous, enclosed storage room for added convenience. Situated in a desirable gated community, within walking distance of shopping, dining, and freeways. Low-maintenance living in a prime location. Schedule your private showing today! Located in a 55+ community.

14. 2026-04-20
    status Pending 1303-char remark

    Show marketing remark (1303 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home located in Hazel Dell. This well-maintained home offers comfort, convenience, and secure gated living. Inside, you'll find modern finishes with LVP throughout, and the home was replumbed in 2025. True entertainer's chef's kitchen, featuring a spacious layout with abundant cabinet & counter space, bar area, and stainless-steel appliances. The open floor plan features an oversized family room and dining area with access to the covered patio, making it convenient for entertaining or relaxing. The primary suite is a dream with ample closet space and a generously sized bathroom with double sinks, a designated vanity area, a walk-in shower, and extra cabinets for organization. The 2nd bedroom off the primary is spacious with functional closet space. The additional flexible room is ideal for a home office, workout space, or hobby area. Enjoy outdoor living year-round on the covered private deck and yard, perfect for a dog run. This home also features a carport and an enormous, enclosed storage room for added convenience. Situated in a desirable gated community, within walking distance of shopping, dining, and freeways. Low-maintenance living in a prime location. Schedule your private showing today! Located in a 55+ community.

15. 2026-03-19
    price $150,000 1303-char remark

    Show marketing remark (1303 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home located in Hazel Dell. This well-maintained home offers comfort, convenience, and secure gated living. Inside, you'll find modern finishes with LVP throughout, and the home was replumbed in 2025. True entertainer's chef's kitchen, featuring a spacious layout with abundant cabinet & counter space, bar area, and stainless-steel appliances. The open floor plan features an oversized family room and dining area with access to the covered patio, making it convenient for entertaining or relaxing. The primary suite is a dream with ample closet space and a generously sized bathroom with double sinks, a designated vanity area, a walk-in shower, and extra cabinets for organization. The 2nd bedroom off the primary is spacious with functional closet space. The additional flexible room is ideal for a home office, workout space, or hobby area. Enjoy outdoor living year-round on the covered private deck and yard, perfect for a dog run. This home also features a carport and an enormous, enclosed storage room for added convenience. Situated in a desirable gated community, within walking distance of shopping, dining, and freeways. Low-maintenance living in a prime location. Schedule your private showing today! Located in a 55+ community.

16. 2026-03-02
    listed $175,000 Active 1303-char remark

    Show marketing remark (1303 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home located in Hazel Dell. This well-maintained home offers comfort, convenience, and secure gated living. Inside, you'll find modern finishes with LVP throughout, and the home was replumbed in 2025. True entertainer's chef's kitchen, featuring a spacious layout with abundant cabinet & counter space, bar area, and stainless-steel appliances. The open floor plan features an oversized family room and dining area with access to the covered patio, making it convenient for entertaining or relaxing. The primary suite is a dream with ample closet space and a generously sized bathroom with double sinks, a designated vanity area, a walk-in shower, and extra cabinets for organization. The 2nd bedroom off the primary is spacious with functional closet space. The additional flexible room is ideal for a home office, workout space, or hobby area. Enjoy outdoor living year-round on the covered private deck and yard, perfect for a dog run. This home also features a carport and an enormous, enclosed storage room for added convenience. Situated in a desirable gated community, within walking distance of shopping, dining, and freeways. Low-maintenance living in a prime location. Schedule your private showing today! Located in a 55+ community.

17. 2024-08-02
    soldstatus $185,000 Closed 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to your dream retirement oasis! This stunning remodeled 2 bedroom and an office, 2 bath mobile home is nestled in a vibrant 55+ community, offering the perfect blend of comfort, convenience, and serenity. With 1600 sqft of thoughtfully designed living space, this home is your gateway to hassle-free living. SPACIOUS LAYOUT: Spread out in style with 2 generously sized bedrooms, Large Gourmet Kitchen providing ample space for you and your guests to relax and unwind. Office area could also be a craft room. IMPECCABLE REMODEL: No detail has been overlooked in this immaculate renovation. Enjoy a contemporary aesthetic with new LVP flooring throughout, new roof, Windows, remodeled large kitchen w/ all new SSL appliances included, remodeled baths, fresh paint inside and out, and upgraded fixtures throughout, creating a modern yet cozy ambiance. Newer Washer/Dryer included. Shop 180 sqft, Storage 111 sqft with plenty of room to create a shop for your hobbies. Enjoy sitting out on the large covered deck. This convenient location offers shopping, buslines and Healthcare. A quick and and easy commute to downtown and PDX.

18. 2024-07-05
    status Pending 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to your dream retirement oasis! This stunning remodeled 2 bedroom and an office, 2 bath mobile home is nestled in a vibrant 55+ community, offering the perfect blend of comfort, convenience, and serenity. With 1600 sqft of thoughtfully designed living space, this home is your gateway to hassle-free living. SPACIOUS LAYOUT: Spread out in style with 2 generously sized bedrooms, Large Gourmet Kitchen providing ample space for you and your guests to relax and unwind. Office area could also be a craft room. IMPECCABLE REMODEL: No detail has been overlooked in this immaculate renovation. Enjoy a contemporary aesthetic with new LVP flooring throughout, new roof, Windows, remodeled large kitchen w/ all new SSL appliances included, remodeled baths, fresh paint inside and out, and upgraded fixtures throughout, creating a modern yet cozy ambiance. Newer Washer/Dryer included. Shop 180 sqft, Storage 111 sqft with plenty of room to create a shop for your hobbies. Enjoy sitting out on the large covered deck. This convenient location offers shopping, buslines and Healthcare. A quick and and easy commute to downtown and PDX.

19. 2024-05-31
    listed $185,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to your dream retirement oasis! This stunning remodeled 2 bedroom and an office, 2 bath mobile home is nestled in a vibrant 55+ community, offering the perfect blend of comfort, convenience, and serenity. With 1600 sqft of thoughtfully designed living space, this home is your gateway to hassle-free living. SPACIOUS LAYOUT: Spread out in style with 2 generously sized bedrooms, Large Gourmet Kitchen providing ample space for you and your guests to relax and unwind. Office area could also be a craft room. IMPECCABLE REMODEL: No detail has been overlooked in this immaculate renovation. Enjoy a contemporary aesthetic with new LVP flooring throughout, new roof, Windows, remodeled large kitchen w/ all new SSL appliances included, remodeled baths, fresh paint inside and out, and upgraded fixtures throughout, creating a modern yet cozy ambiance. Newer Washer/Dryer included. Shop 180 sqft, Storage 111 sqft with plenty of room to create a shop for your hobbies. Enjoy sitting out on the large covered deck. This convenient location offers shopping, buslines and Healthcare. A quick and and easy commute to downtown and PDX.

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,477
• − Mortgage interest: −$7,562
• − Property taxes: −$1,428
• − Insurance: −$675
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − Depreciation: −$3,927
• Taxable income: $12,008
• Est. tax owed @ 24.0%: −$2,882
• After-tax cash flow: $10,596/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: Vancouver School District
• NCES district ID: 5309270
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,562
• Composite: 43.45/100
• National rank: #6479
• State rank: #156 of 291 in WA

Livability — Hazel Dell

• Score: 82/100
• State rank: #67
• US rank: #1216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Dell, WA
• County: Clark County · 513,189 people
• City population: 28,243
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,910
• Household income: $88,559
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1070.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 11% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 5% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Asian/Pacific 2%

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: ▼ -274.20%
• Current HPI: 303.1342
• Rent YoY: ▲ 2.00%
• 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

-18.9% since first listed

7 events — show timeline

• 2026-04-25 Relisted — RMLS
• 2026-04-20 Pending — RMLS
• 2026-03-19 Price Changed $150,000 RMLS
• 2026-03-02 Listed $175,000 RMLS
• 2024-08-02 Sold (MLS) $185,000 RMLS
• 2024-07-05 Pending — RMLS
• 2024-05-31 Listed $185,000 RMLS

Property tax history

+6.6%/yr

Latest (2026): $1,428 · +437.3% YoY. Source: county tax records.