300 SW 7th Ave #901 · Battle Ground, WA 98604

$146,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 252 Days on market

Built 2007 $149/sqft · 68% above area ↓ 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 3 bedrooms 2 bath home on BIG corner lot next to commons.Just refreshed with NEW luxury vinyl plank flooring throughout. OPEN and BRIGHT living room. NEW paint in and out. Updated open kitchen features stainless appliances. breakfast bar, dining space. Spacious primary bedroom with walk-in closet and remodeled bathroom. laundry room, Large fully fenced corner lot with storage shed.Covered carport. Park amenities include pickle ball court and clubhouse. Quick access to shopping, restaraunts.

Key facts

• Walk-in closet
• Stainless appliances
• Open kitchen

Tags

• REMODELED HOME
• LUXURY VINYL PLANK FLOORING
• OPEN KITCHEN
• STAINLESS APPLIANCES
• BREAKFAST BAR
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $146k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.8% in Battle Ground — 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 90/100 on livability (#3 in WA, #93 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living D-.
• 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 rising fast (+4.0%/yr); 459 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k 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 + 4.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $128,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $87,045
• List price: $146,000
• Delta: 67.73%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 SW 7th Ave #810	0.00mi	2/2.0 (-1)	960 (-2%)	1mo	$138,900	$145	91
300 SW 7th Ave #112	0.00mi	2/2.0 (-1)	932 (-5%)	9mo	$138,000	$148	80
300 SW 7th Ave #301	0.00mi	2/2.0 (-1)	945 (-4%)	13mo	$169,900	$180	78
300 SW 7th Ave #302	0.00mi	2/2.0 (-1)	1,057 (+8%)	5mo	$66,000	$62	78
300 SW 7th Ave #801	0.00mi	2/2.0 (-1)	933 (-5%)	12mo	$45,000	$48	77
300 SW 7th Ave #1011	0.00mi	2/2.0 (-1)	924 (-6%)	13mo	$80,000	$87	75
300 SW 7th Ave #1010	0.00mi	3/1.0	924 (-6%)	14mo	$45,000	$49	75
300 SW 7th Ave #707	0.00mi	2/2.0 (-1)	1,056 (+8%)	10mo	$95,700	$91	73
300 SW 7th Ave #127	0.00mi	3/2.0	1,120 (+14%)	5mo	$100,000	$89	72
300 SW 7th Ave #212	0.00mi	3/2.0	1,080 (+10%)	20mo	$100,000	$93	66
300 SW 7th Ave #108	0.00mi	3/2.0	1,100 (+12%)	24mo	$155,000	$141	60

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $9,049
• Equity at exit: $21,769

10-year hold

• IRR: 15.9%
• Equity multiple: 2.36×
• Total profit: $55,639
• Equity at exit: $12,623

Cash invested: $40,880 (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 98604

• Rents YoY: 4.0%
• Active inventory: 459
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$766
• Tax est. 1.5%: −$182 /mo · $2,190/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $483

Break-even live

Break-even rent $1,277

Max offer price $146,000

Occupancy floor 69%

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 SW 1st St Unit M Battle Ground, WA	2.0	1.0	900	$1,195	$1.33	24d	1	0.17mi
218 SE Clark Ave Apt 2 Battle Ground, WA	2.0	1.0	725	$1,395	$1.92	44d	1	0.66mi
415 SW 20th Ave Battle Ground, WA	1.0–2.0	1.0	888	$1,650	$1.86	2d	4	0.68mi
1511 SW 13th Ave Battle Ground, WA	1.0–3.0	1.0–2.0	882	$2,095	$2.37	2d	9	0.70mi
117 NE Clark Ave Battle Ground, WA	1.0–2.0	1.0	603	$1,548	$2.57	2d	4	0.74mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	15d	1	0.76mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	12d	1	0.76mi
611 NW 20th Ave Battle Ground, WA	1.0–2.0	1.0	824	$1,607	$1.95	2d	3	0.84mi
917 SW 31st St Battle Ground, WA	1.0–2.0	1.0–2.0	913	$2,336	$2.56	2d	12	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $146,000 Active 252 DOM
2. 2026-06-17
   days on market $146,000 Active 251 DOM
3. 2026-06-16
   days on market $146,000 Active 250 DOM
4. 2026-06-15
   days on market $146,000 Active 249 DOM
5. 2026-06-13
   days on market $146,000 Active 247 DOM
6. 2026-06-09
   days on market $146,000 Active 243 DOM
7. 2026-06-08
   days on market $146,000 Active 242 DOM
8. 2026-06-07
   days on market $146,000 Active 241 DOM
9. 2026-06-03
   days on market $146,000 Active 237 DOM
10. 2026-06-02
    days on market $146,000 Active 236 DOM
11. 2026-06-01
    days on market $146,000 Active 235 DOM
12. 2026-05-31
    days on market $146,000 Active 234 DOM
13. 2026-04-09
    price $146,000 517-char remark

    Show marketing remark (517 chars)

    Beautifully remodeled 3 bedrooms 2 bath home on BIG corner lot next to commons.Just refreshed with NEW luxury vinyl plank flooring throughout. OPEN and BRIGHT living room. NEW paint in and out. Updated open kitchen features stainless appliances. breakfast bar, dining space. Spacious primary bedroom with walk-in closet and remodeled bathroom. laundry room, Large fully fenced corner lot with storage shed.Covered carport. Park amenities include pickle ball court and clubhouse. Quick access to shopping, restaraunts.

14. 2025-11-18
    price $159,000 517-char remark

    Show marketing remark (517 chars)

    Beautifully remodeled 3 bedrooms 2 bath home on BIG corner lot next to commons.Just refreshed with NEW luxury vinyl plank flooring throughout. OPEN and BRIGHT living room. NEW paint in and out. Updated open kitchen features stainless appliances. breakfast bar, dining space. Spacious primary bedroom with walk-in closet and remodeled bathroom. laundry room, Large fully fenced corner lot with storage shed.Covered carport. Park amenities include pickle ball court and clubhouse. Quick access to shopping, restaraunts.

15. 2025-10-09
    price $165,000 517-char remark

    Show marketing remark (517 chars)

    Beautifully remodeled 3 bedrooms 2 bath home on BIG corner lot next to commons.Just refreshed with NEW luxury vinyl plank flooring throughout. OPEN and BRIGHT living room. NEW paint in and out. Updated open kitchen features stainless appliances. breakfast bar, dining space. Spacious primary bedroom with walk-in closet and remodeled bathroom. laundry room, Large fully fenced corner lot with storage shed.Covered carport. Park amenities include pickle ball court and clubhouse. Quick access to shopping, restaraunts.

16. 2025-10-09
    listed $180,000 Active 517-char remark

    Show marketing remark (517 chars)

    Beautifully remodeled 3 bedrooms 2 bath home on BIG corner lot next to commons.Just refreshed with NEW luxury vinyl plank flooring throughout. OPEN and BRIGHT living room. NEW paint in and out. Updated open kitchen features stainless appliances. breakfast bar, dining space. Spacious primary bedroom with walk-in closet and remodeled bathroom. laundry room, Large fully fenced corner lot with storage shed.Covered carport. Park amenities include pickle ball court and clubhouse. Quick access to shopping, restaraunts.

ⓘ 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: $22,662
• − Mortgage interest: −$8,178
• − Property taxes: −$2,190
• − Insurance: −$730
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$4,247
• Taxable income: $3,691
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,910/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 — Battle Ground

• Score: 90/100
• State rank: #3
• US rank: #93

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battle Ground, WA
• County: Clark County · 513,189 people
• City population: 38,839
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 38,839
• Household income: $112,448
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 485.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Portuguese 4% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 6% Spanish 3%

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: ▼ -296.15%
• Current HPI: 298.5364
• Rent YoY: ▲ 4.00%
• 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

4 events — show timeline

• 2026-04-09 Price Changed $146,000 RMLS
• 2025-11-18 Price Changed $159,000 RMLS
• 2025-10-09 Price Changed $165,000 RMLS
• 2025-10-09 Listed $180,000 RMLS

Property tax history

-0.1%/yr

Latest (2026): $280 · -2.3% YoY. Source: county tax records.