300 SW 7th Ave #905 · Battle Ground, WA 98604

$162,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 279 Days on market

Built 2017 $108/sqft · 59% above area ↓ 7% 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 +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

Discover a remarkable opportunity for a modern, active lifestyle in a premier 55+ community. This expansive 3BR/2BA, 2017 built double-wide manufactured home boasts 1476sqft of thoughtfully designed living space. The open floor plan is ideal for both daily living and hosting guests, with a generously sized kitchen, spacious family room and two dining areas. Beautiful stained cabinetry throughout including upgraded pull out drawers for easy access. With its larger footprint, the home provides extra room for a dedicated office, hobby room, or guests. The primary suite is a good size with ample closet space and a private en-suite bathroom. Step outside to a low-maintenance yard designed to avoid the burden of extensive up keep and includes two outdoor storage sheds. Situated in a highly desirable Battle Ground community, this home offers the ideal combination of space, modern amenities, and a friendly neighborhood environment just minutes to shopping and daily needs. Community amenities include a sport/pickle ball court, fire pit, raised garden beds, pool table, library/book exchange and community center.

Key facts

• Stained cabinetry
• Open floor plan
• Two dining areas

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN FLOOR PLAN
• GENEROUSLY SIZED KITCHEN
• SPACIOUS FAMILY ROOM
• TWO DINING AREAS
• STAINED CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $163k.

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 $163k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $143,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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: 1.60% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.17%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (median comp): $100,204
• List price: $162,900
• Delta: 62.57%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 SW 7th Ave #102	0.00mi	2/2.0 (-1)	1,568 (+4%)	1mo	$124,500	$79	88
300 SW 7th Ave #123	0.00mi	3/2.0	1,512 (0%)	15mo	$215,000	$142	88
300 SW 7th Ave #502	0.00mi	4/2.0 (+1)	1,515 (+0%)	9mo	$100,000	$66	87
300 SW 7th Ave #402	0.00mi	4/2.0 (+1)	1,512 (0%)	20mo	$142,000	$94	78
300 SW 7th Ave #811	0.00mi	3/2.0	1,392 (-8%)	22mo	$60,000	$43	68
300 SW 7th Ave #1202	0.00mi	4/2.0 (+1)	1,728 (+14%)	6mo	$122,500	$71	66
300 SW 7th Ave #607	0.00mi	3/2.0	1,344 (-11%)	22mo	$149,000	$111	63
300 SW 7th Ave #705	0.00mi	3/2.0	1,296 (-14%)	22mo	$134,500	$104	58

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: 24.6%
• Equity multiple: 2.03×
• Total profit: $46,795
• Equity at exit: $24,289

10-year hold

• IRR: 32.9%
• Equity multiple: 4.12×
• Total profit: $142,495
• Equity at exit: $14,085

Cash invested: $45,612 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,609 high
• Mortgage (P&I): −$854
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $1,109

Break-even live

Break-even rent $1,205

Max offer price $162,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,201	-5% $1,155	+0% $1,109	+5% $1,063	+10% $1,016
Rent	-10% $903	-5% $1,006	+0% $1,109	+5% $1,212	+10% $1,315
Rate	-1.0pp $1,191	-0.5pp $1,150	base $1,109	+0.5pp $1,066	+1.0pp $1,023

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 SW 6th Cir Battle Ground, WA	4.0	2.0	1794	$3,000	$1.67	44d	1	0.17mi
1511 SW 13th Ave Battle Ground, WA	1.0–3.0	1.0–2.0	882	$2,095	$2.37	2d	9	0.70mi
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	13d	1	0.76mi
1105 N Parkway Ave Battle Ground, WA	3.0	2.0	1384	$2,500	$1.81	3d	1	0.84mi
821 SE 11th Pl Battle Ground, WA	2.0	2.5	1479	$2,050	$1.39	2d	1	0.93mi
1215 SE 5th St Battle Ground, WA	3.0	2.5	1496	$2,425	$1.62	44d	1	0.93mi
1200 SE 7th St Battle Ground, WA	3.0	2.5	1754	$2,395	$1.37	2d	1	0.93mi
2301 SW 5th Pl Battle Ground, WA	3.0	2.5	1450	$2,595	$1.79	3d	1	0.97mi
2214 NW 7th St Battle Ground, WA	4.0	2.5	1972	$2,795	$1.42	5d	1	1.01mi
2030 NW 14th Way Battle Ground, WA	4.0	2.5	1986	$2,895	$1.46	44d	1	1.15mi
11014 NE 197th St Battle Ground, WA	3.0	2.0	2247	$3,795	$1.69	44d	1	1.17mi
724 NE 14th Way Battle Ground, WA	3.0	2.5	1688	$2,650	$1.57	18d	1	1.18mi
406 SW 32nd St Battle Ground, WA	3.0	2.5	1722	$2,350	$1.36	24d	1	1.41mi
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 14 events

1. 2026-06-18
   days on market $162,900 Active 279 DOM
2. 2026-06-17
   days on market $162,900 Active 278 DOM
3. 2026-06-16
   days on market $162,900 Active 277 DOM
4. 2026-06-15
   days on market $162,900 Active 276 DOM
5. 2026-06-13
   days on market $162,900 Active 274 DOM
6. 2026-06-09
   days on market $162,900 Active 270 DOM
7. 2026-06-08
   days on market $162,900 Active 269 DOM
8. 2026-06-07
   days on market $162,900 Active 268 DOM
9. 2026-06-03
   days on market $162,900 Active 264 DOM
10. 2026-06-02
    days on market $162,900 Active 263 DOM
11. 2026-06-01
    days on market $162,900 Active 262 DOM
12. 2026-05-31
    days on market $162,900 Active 261 DOM
13. 2026-02-11
    price $162,900 1123-char remark

    Show marketing remark (1123 chars)

    Discover a remarkable opportunity for a modern, active lifestyle in a premier 55+ community. This expansive 3BR/2BA, 2017 built double-wide manufactured home boasts 1476sqft of thoughtfully designed living space. The open floor plan is ideal for both daily living and hosting guests, with a generously sized kitchen, spacious family room and two dining areas. Beautiful stained cabinetry throughout including upgraded pull out drawers for easy access. With its larger footprint, the home provides extra room for a dedicated office, hobby room, or guests. The primary suite is a good size with ample closet space and a private en-suite bathroom. Step outside to a low-maintenance yard designed to avoid the burden of extensive up keep and includes two outdoor storage sheds. Situated in a highly desirable Battle Ground community, this home offers the ideal combination of space, modern amenities, and a friendly neighborhood environment just minutes to shopping and daily needs. Community amenities include a sport/pickle ball court, fire pit, raised garden beds, pool table, library/book exchange and community center.

14. 2025-09-12
    listed $175,000 Active 1123-char remark

    Show marketing remark (1123 chars)

    Discover a remarkable opportunity for a modern, active lifestyle in a premier 55+ community. This expansive 3BR/2BA, 2017 built double-wide manufactured home boasts 1476sqft of thoughtfully designed living space. The open floor plan is ideal for both daily living and hosting guests, with a generously sized kitchen, spacious family room and two dining areas. Beautiful stained cabinetry throughout including upgraded pull out drawers for easy access. With its larger footprint, the home provides extra room for a dedicated office, hobby room, or guests. The primary suite is a good size with ample closet space and a private en-suite bathroom. Step outside to a low-maintenance yard designed to avoid the burden of extensive up keep and includes two outdoor storage sheds. Situated in a highly desirable Battle Ground community, this home offers the ideal combination of space, modern amenities, and a friendly neighborhood environment just minutes to shopping and daily needs. Community amenities include a sport/pickle ball court, fire pit, raised garden beds, pool table, library/book exchange and community center.

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$1,236/yr (+$103/mo · 342.6%)

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

Taxation est. · year 1

• Rental income: $31,303
• − Mortgage interest: −$9,125
• − Property taxes: −$361
• − Insurance: −$814
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$4,739
• Taxable income: $11,256
• Est. tax owed @ 24.0%: −$2,701
• After-tax cash flow: $10,602/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

-6.9% since first listed

2 events — show timeline

• 2026-02-11 Price Changed $162,900 RMLS
• 2025-09-12 Listed $175,000 RMLS

Property tax history

-9.0%/yr

Latest (2026): $361 · +32.7% YoY. Source: county tax records.