233 Concord Pl · Longview, WA 98632

$150,000

4 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 203 Days on market

Built 2005 6,087 sqft lot Est $140k · 7% over

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +4.2/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

Key facts

• Soaking tub
• Spacious kitchen
• Updated interior

Tags

• UPDATED INTERIOR
• OPEN-CONCEPT LIVING SPACE
• SPACIOUS KITCHEN
• UPDATED COUNTERTOPS
• LARGE WALK-IN CLOSET
• SOAKING TUB

Property features AI

Finance

• Other: Bus line nearby
• Financial info: Land lease amount $685; Listing terms: Cash or Conventional
• HOA & community: Heron Point community with clubhouse, common area, playground, and RV parking; Park approved for sale; 228 homes in the park; Land lease

Exterior

• Parking: Carport
• Utilities: Public water (City of Longview); Public sewer (City of Longview); Electric power (Cowlitz PUD); Electric water heater located in primary closet; Internet via Comcast
• Home design: Manufactured double-wide home; Single-story; Palm Harbor model N2PX509; Good condition; Manufactured after 6/15/1976; Corner lot; Paved lot
• Construction: Wood construction; Composition roof; Mobile home remains
• Exterior features: Wood products exterior; Patio/porch/deck

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Water heater; Jetted/soaking tub; Vaulted ceilings; Drapes; Double pane windows; Walk-in closet; Bath off primary
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.0% in Longview — 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 71/100 on livability (#228 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime C-, employment D+, commute F.
• Longview School District (urban): math 40% / reading 51% proficiency, ranked #185 of 291 in WA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 356 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cowlitz County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $150k implies a 165% gain — meaningful room to come down on a strong offer.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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. 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: 1.44% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Mallard Ln	0.09mi	3/2.0 (-1)	1,512 (+4%)	1mo	$154,000	$102	83
60 Heritage Blvd	0.09mi	3/2.0 (-1)	1,512 (+4%)	3mo	$144,250	$95	82
125 Arlington Pl	0.06mi	3/2.0 (-1)	1,458 (+0%)	14mo	$132,000	$91	80
703 Pintail Ln	0.15mi	3/2.0 (-1)	1,512 (+4%)	7mo	$145,000	$96	76
52 Heritage Blvd	0.07mi	3/2.0 (-1)	1,404 (-4%)	13mo	$134,900	$96	75
608 Egret Ln	0.12mi	3/2.0 (-1)	1,296 (-11%)	1mo	$150,000	$116	70
96 Blue Heron Dr	0.23mi	3/2.0 (-1)	1,566 (+8%)	3mo	$164,900	$105	69
510 Mallard Ln	0.10mi	3/2.0 (-1)	1,620 (+11%)	9mo	$140,000	$86	64
78 Blue Heron Dr	0.18mi	3/2.0 (-1)	1,296 (-11%)	9mo	$162,000	$125	61
506 Mallard Ln	0.08mi	3/2.0 (-1)	1,620 (+11%)	16mo	$148,500	$92	59
83 Blue Heron Dr	0.20mi	3/2.0 (-1)	1,296 (-11%)	16mo	$165,000	$127	54
5600 Mt. Solo #162	0.60mi	3/2.0 (-1)	1,536 (+6%)	5mo	$59,000	$38	54

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $22,998
• Equity at exit: $22,365

10-year hold

• IRR: 22.3%
• Equity multiple: 2.87×
• Total profit: $78,412
• Equity at exit: $12,969

Cash invested: $42,000 (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 98632

• Rents YoY: 2.6%
• Active inventory: 356
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,159 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $757

Break-even live

Break-even rent $1,201

Max offer price $150,000

Occupancy floor 60%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Charles St Longview, WA	3.0	2.0	1704	$2,200	$1.29	16d	1	1.03mi

Listing history 22 events

1. 2026-05-08
   status Pending 777-char remark

   Show marketing remark (777 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

2. 2026-05-05
   status Pending
3. 2026-04-28
   price $150,000 777-char remark

   Show marketing remark (777 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

4. 2026-04-28
   price $150,000

   Show marketing remark (777 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

5. 2026-04-28
   status Active Under Contract

   Show marketing remark (777 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

6. 2026-04-15
   status Pending - Backup Offer Requested
7. 2026-04-11
   historical Active with Bumpable Contingency 777-char remark

   Show marketing remark (777 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

8. 2026-03-24
   status Pending 777-char remark

   Show marketing remark (777 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

9. 2026-01-13
   price $170,000

   Show marketing remark (777 chars)

   Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

10. 2026-01-13
    price $170,000 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

11. 2025-11-10
    price $185,000

    Show marketing remark (777 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

12. 2025-11-10
    price $185,000 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

13. 2025-10-03
    listed $199,900 Active 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable no age-restriction community in West Longview! Step inside to a freshly updated interior with an open-concept living space that's perfect for entertaining. Enjoy cooking in the spacious kitchen featuring updated countertops and plenty of cabinet space. The generous primary suite offers a large walk-in closet and a large bathroom with a soaking tub and separate shower. Exterior highlights include newer paint, carport, and a newer roof for added peace of mind. Located in a well-maintained community offering a playground and a community center — perfect for gathering with neighbors and friends. Affordable living with room to spread out — come see it today!Bring your offer!

14. 2025-10-01
    listed $199,900 Active
15. 2017-01-19
    soldstatus $56,500 Sold
16. 2016-12-06
    status Pending
17. 2016-11-18
    status Pending Inspection
18. 2016-10-19
    price $56,500
19. 2016-09-20
    status Active
20. 2016-09-13
    status Pending Inspection
21. 2016-09-08
    listed $59,700 Active
22. 2002-10-08
    soldstatus $44,000

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$277/yr (+$23/mo · 23.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,907
• − Mortgage interest: −$8,402
• − Property taxes: −$1,193
• − Insurance: −$750
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$4,364
• Taxable income: $7,053
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $7,391/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: Longview School District
• NCES district ID: 5304470
• Math proficiency: 40% ▲ 1.00%
• Reading proficiency: 51% ▲ 3.00%
• Median HH income: $41,324
• Composite: 40.41/100
• National rank: #7732
• State rank: #185 of 291 in WA

Livability — Longview

• Score: 71/100
• State rank: #228
• US rank: #6972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longview, WA
• County: Cowlitz County · 77,527 people
• City population: 50,635
• Metro: Longview, WA
• Population (ZIP): 50,635
• Household income: $66,305
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 2224.0

Population outlook (Cowlitz County) Hauer SSP2

• Today (2025): 104,780 people
• By 2030: 103,980 · -0.8%
• By 2040: 100,769 · -3.8%
• By 2050: 96,685 · -7.7%
• By 2075: 86,454 · -17.5%
• By 2100: 74,052 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Lithuanian 3% Italian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Cowlitz

• 2024 margin: R (+19.9) · D 38.7% · R 58.6% · Other 2.7%
• 2008→2024 swing: -31.1pp toward R · 2008: 11.2pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+17.4 2016: R+13.7 2012: D+4.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -479.09%
• Current HPI: 230.8501
• Rent YoY: ▲ 2.59%
• Metro: Longview, 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

+240.9% since first listed

22 events — show timeline

• 2026-05-08 Pending — RMLS
• 2026-05-05 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $150,000 RMLS
• 2026-04-28 Price Changed $150,000 NWMLS as Distributed by MLS Grid
• 2026-04-28 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-15 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-11 Contingent — RMLS
• 2026-03-24 Pending — RMLS
• 2026-01-13 Price Changed $170,000 NWMLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $170,000 RMLS
• 2025-11-10 Price Changed $185,000 NWMLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $185,000 RMLS
• 2025-10-03 Listed $199,900 RMLS
• 2025-10-01 Listed $199,900 NWMLS as Distributed by MLS Grid
• 2017-01-19 Sold (MLS) $56,500 NWMLS as Distributed by MLS Grid
• 2016-12-06 Pending — NWMLS as Distributed by MLS Grid
• 2016-11-18 Pending — NWMLS as Distributed by MLS Grid
• 2016-10-19 Price Changed $56,500 NWMLS as Distributed by MLS Grid
• 2016-09-20 Relisted — NWMLS as Distributed by MLS Grid
• 2016-09-13 Pending — NWMLS as Distributed by MLS Grid
• 2016-09-08 Listed $59,700 NWMLS as Distributed by MLS Grid
• 2002-10-08 Sold (Public Records) $44,000 Public Records

Property tax history

+5.4%/yr

Latest (2026): $1,193 · +5.4% YoY. Source: county tax records.