507 NE 99th St #44 · Hazel Dell, WA 98665

$95,000

2 bd · 2.0 ba · 1,555 sqft · Manufactured public records · 9 Days on market

Built 1989 Est $140k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this spacious manufactured home in the desirable, gated 55+ Meadow Verde community! Great layout and a clean slate to make your own. Enjoy the comfort of A/C during the hotter days of summer. Beautiful colorful landscape in the front and decking all around with no grass to mow! All appliances stay and tons of extra storage/work space added behind the carport. Monthly space rent for Unit 44 is $1089. Act soon as this is truly a terrific value!

Key facts

• Gated community
• Decking all around
• Extra storage

Tags

• GATED COMMUNITY
• COLORFUL LANDSCAPE
• EXTRA STORAGE
• DECKING ALL AROUND

Property features AI

Finance

• Other: Located in a park setting (manufactured home in park); Parcel number available
• Financial info: Lot rent (monthly)
• HOA & community: Community amenities include commons and utilities; Park name: Meadow Verde; Pet approval required by park; Land lease in place (lease expires June 30, 2027) and monthly lot rent applies

Exterior

• Parking: Carport; Driveway
• Security: Gated community (park amenities)
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park; Residential property; Resale; Single-story living; Built in 1989; No significant view
• Construction: Composition roof; Manufacturer: Country Estates; Built in 1989
• Exterior features: Deck; Garden; Workshop; T-111 siding; Paved road access

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Freestanding refrigerator
• Bedrooms: Primary bedroom (main level); Second bedroom (main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: One-level accessibility; Skylights; Double-pane windows; Electric fireplace
• Laundry & utility: Washer/Dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

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 $95k).
• Cap rate 22.4% vs local median 3.3% 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.
• 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.
• Zoned schools: Dwight D Eisenhower Elementary (475 students, 48% FRL); Thomas Jefferson Middle School (743 students, 36% FRL); Columbia River High (1,134 students, 32% FRL).
• Market conditions: Rents rising (+2.0%/yr); 188 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $95,000

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. 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?
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: 2.45% ✓
• Cap rate: 22.36%
• Cash-on-cash: 57.39%
• DSCR: 3.55
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $139,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 NE 99th St #20	0.00mi	2/2.0	1,511 (-3%)	1mo	$24,000	$16	94
507 NE 99th St #60	0.00mi	2/2.0	1,512 (-3%)	6mo	$125,000	$83	91
507 NE 99th St #58	0.00mi	2/2.0	1,505 (-3%)	15mo	$145,000	$96	82
507 NE 99th St #8	0.00mi	3/2.0 (+1)	1,640 (+6%)	7mo	$125,000	$76	80
507 NE 99th St #71	0.00mi	2/2.0	1,502 (-3%)	18mo	$120,000	$80	79
507 NE 99th St #15	0.00mi	3/2.0 (+1)	1,422 (-9%)	4mo	$117,000	$82	78
507 NE 99th St #7	0.00mi	3/2.0 (+1)	1,351 (-13%)	3mo	$125,000	$93	70
507 NE 99th St #39	0.00mi	2/2.0	1,718 (+10%)	18mo	$107,500	$63	67
1805 NE 94th St #37	0.73mi	3/2.0 (+1)	1,617 (+4%)	4mo	$162,500	$100	50
1805 NE 94th St #4	0.73mi	3/2.0 (+1)	1,610 (+4%)	9mo	$155,000	$96	47
1805 NE 94th St #33	0.73mi	3/2.0 (+1)	1,666 (+7%)	4mo	$150,000	$90	46
1805 NE 94th St #5	0.73mi	3/2.0 (+1)	1,636 (+5%)	9mo	$155,000	$95	44

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: 54.8%
• Equity multiple: 3.38×
• Total profit: $63,293
• Equity at exit: $14,165

10-year hold

• IRR: 59.5%
• Equity multiple: 6.64×
• Total profit: $150,041
• Equity at exit: $8,214

Cash invested: $26,600 (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: 188
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,272

Break-even live

Break-even rent $717

Max offer price $95,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,326	-5% $1,299	+0% $1,272	+5% $1,245	+10% $1,218
Rent	-10% $1,088	-5% $1,180	+0% $1,272	+5% $1,364	+10% $1,456
Rate	-1.0pp $1,320	-0.5pp $1,296	base $1,272	+0.5pp $1,248	+1.0pp $1,223

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: $23,750
• Closing costs: $2,850
• 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	6d	1	0.33mi
611 NE 85th Cir Vancouver, WA	3.0	3.5	2155	$2,700	$1.25	25d	1	0.57mi
511 NE 84th Cir Vancouver, WA	3.0	3.5	2239	$2,550	$1.14	25d	1	0.59mi
8515 NE 13th Pl Vancouver, WA	3.0	2.5	1540	$2,315	$1.50	0d	1	0.65mi
1532 NE 87th Way Vancouver, WA	3.0	2.5	1418	$2,295	$1.62	25d	1	0.65mi
9703 NE Tenny Creek Dr Vancouver, WA	3.0	2.5	1592	$2,295	$1.44	25d	1	0.71mi
1106 NE 83rd St Vancouver, WA	1.0–3.0	1.0–2.5	1058	$1,932	$1.83	22d	1	0.71mi
1821 NE 88th Cir Vancouver, WA	3.0	3.5	2020	$2,395	$1.19	25d	1	0.74mi
2009 NE 102nd Cir Vancouver, WA	3.0	2.5	1530	$2,595	$1.70	4d	1	0.78mi
2009 NE 102nd Cir Vancouver, WA	3.0	2.5	1530	$2,595	$1.70	0d	1	0.78mi
1437 NE 82nd Dr Vancouver, WA	3.0	2.5	1500	$2,695	$1.80	4d	1	0.86mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	14d	1	0.92mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	16d	1	0.92mi
7503 NW 2nd Ave Vancouver, WA	3.0	2.5	1864	$2,795	$1.50	0d	1	1.10mi
1708 NW 91st Cir Vancouver, WA	3.0	2.0	1529	$2,695	$1.76	25d	1	1.14mi
1800 NW 104th St Vancouver, WA	3.0	2.0	1406	$2,679	$1.91	5d	1	1.19mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$1,975	$1.83	3d	10	1.20mi
1307 NE 70th St Vancouver, WA	3.0	2.0	1802	$2,829	$1.57	25d	1	1.36mi
3011 NE 113th St Vancouver, WA	3.0	2.5	1658	$2,895	$1.75	25d	1	1.46mi

Listing history 8 events

1. 2026-06-21
   days on market $95,000 Active 9 DOM
2. 2026-06-18
   days on market $95,000 Active 6 DOM
3. 2026-06-17
   days on market $95,000 Active 5 DOM
4. 2026-06-16
   days on market $95,000 Active 4 DOM
5. 2026-06-16
   remarks 458-char remark
6. 2026-06-15
   days on market $95,000 Active 3 DOM
7. 2026-06-13
   remarks 357-char remark
8. 2026-06-13
   listed $95,000 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: $341 · $28/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$590/yr (+$49/mo · 173.1%)

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

Taxation est. · year 1

• Rental income: $27,924
• − Mortgage interest: −$5,321
• − Property taxes: −$341
• − Insurance: −$475
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$2,764
• Taxable income: $14,555
• Est. tax owed @ 24.0%: −$3,493
• After-tax cash flow: $11,773/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

1 event — show timeline

• 2026-06-12 Listed $95,000 RMLS

Property tax history

-3.6%/yr

Latest (2026): $341 · +23.3% YoY. Source: county tax records.