1709 NE 78th St #101 · Hazel Dell, WA 98665

$64,900

2 bd · 2.0 ba · 718 sqft · Manufactured public records · 35 Days on market

Built 1974 $90/sqft · 32% above area Est $49k · 32% over

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Why this score? — see what drove the C+ 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
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and move-in ready, this ADA-accessible home blends modern comfort with the warmth of a true community. Fresh flooring and paint, updated fixtures, and a bright, open layout make everyday living easy. Two parking spaces (one covered) and a storage shed are included. Located just steps from the clubhouse, residents enjoy monthly potlucks, weekly coffee & donuts, fitness activities, billiards, a dog park, bocce, horseshoes, and seasonal community events. The clubhouse also features a commercial-style kitchen, coffee bar, ADA restrooms, and free private event reservations. A new fitness room is coming later this year, and the park is currently offering a $1,200 move-in

Key facts

• Dog park
• Clubhouse
• Storage shed

Tags

• ADA-ACCESSIBLE
• STORAGE SHED
• CLUBHOUSE
• DOG PARK
• BOCCE
• HORSESHOES

Property features AI

Finance

• Other: Unit dimensions approximately 51' x 14'
• Financial info: Monthly lot rent $1,200
• HOA & community: Part of CC Hazel Dell MHC; Community amenities include commons, laundry room, library, grounds maintenance, on-site management, meeting room, party room, and recreation facilities; Senior community; Pet restrictions: service/companion animals only

Exterior

• Parking: Carport; Driveway; One parking space (carport)
• Utilities: Electric hot water; Electric fuel; Public water; Public sewer; Cable internet available
• Home design: Manufactured home in park (not attached); One story; Model 56/14ST; Faces unspecified
• Construction: Built in 1974; Skirting foundation
• Exterior features: Covered deck; Tool shed; Yard; Aluminum exterior; Level lot; Paved road access

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Range hood; Solid surface countertops; Wood floors in kitchen
• Bedrooms: Primary bedroom on main with built-in features; Second bedroom on main
• Flooring: Luxury vinyl plank; Wall-to-wall carpet; Wood floors in living areas
• Bathrooms: One full bathroom on main; Walk-in shower
• Heating & cooling: Forced air heating; No central air
• Interior features: Accessible approach with ramp; Accessible entrance; Main floor bedroom with bath; One-level living; Utility room on main; Walk-in shower; Laundry area; Luxury vinyl plank flooring; Wall-to-wall carpet; Washer and dryer included; Electric fireplace; Vinyl window frames
• Laundry & utility: Washer and dryer in utility room (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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.
• 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: Hazel Dell Elementary School (392 students, 67% FRL); Jason Lee Middle School (532 students, 59% FRL); Hudson'S Bay High School (1,143 students, 64% FRL) — zoned schools average 63% FRL vs 44% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 187 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.48% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.49%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (median comp): $49,141
• List price: $64,900
• Delta: 32.07%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 NE 78th St #30	0.00mi	2/1.0	773 (+8%)	15mo	$49,000	$63	71
1004 NE 72nd St	0.36mi	1/1.0 (-1)	714 (-1%)	4mo	$29,000	$41	70
1004 NE 72nd St #56	0.36mi	1/1.0 (-1)	714 (-1%)	4mo	$29,000	$41	70
1004 NE 72nd St #31	0.36mi	2/1.0	784 (+9%)	9mo	$69,000	$88	57
1004 NE 72nd St #51	0.36mi	2/1.0	694 (-3%)	24mo	$45,500	$66	54
1004 NE 72nd St #22	0.36mi	2/1.0	784 (+9%)	17mo	$118,000	$151	50
1004 NE 72nd St #55	0.36mi	2/1.0	616 (-14%)	22mo	$55,000	$89	38

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: 51.6%
• Equity multiple: 3.23×
• Total profit: $40,458
• Equity at exit: $9,677

10-year hold

• IRR: 56.5%
• Equity multiple: 6.31×
• Total profit: $96,544
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $825

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 44%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7900 NE 18th Ave Vancouver, WA	1.0–3.0	1.0	755	$1,408	$1.86	2d	4	0.20mi
8005 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	849	$2,045	$2.41	8d	14	0.24mi
8003 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	845	$2,045	$2.42	8d	16	0.32mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$1,975	$1.83	2d	10	0.34mi
8105 NE 13th Ave Vancouver, WA	1.0	1.0	550	$1,295	$2.35	16d	1	0.35mi
8208 NE 13th Ave Vancouver, WA	2.0	1.0	750	$1,450	$1.93	23d	1	0.43mi
1106 NE 83rd St Vancouver, WA	1.0–3.0	1.0–2.5	1058	$1,932	$1.83	20d	1	0.50mi
1405 NE 88th St Vancouver, WA	1.0	1.0	733	$1,550	$2.11	23d	1	0.59mi
1008 NE 86th St Vancouver, WA	2.0	1.0	700	$1,395	$1.99	23d	1	0.68mi
928 NE 86th St Vancouver, WA	2.0	1.0	700	$1,250	$1.79	10d	1	0.69mi
932 NE 86th St Vancouver, WA	2.0	1.0	700	$1,295	$1.85	23d	1	0.69mi
900 NE Minnehaha St Vancouver, WA	1.0	1.0	648	$1,249	$1.93	2d	12	0.70mi
9100 NE 15th Ave Apt 13 Vancouver, WA	1.0	1.0	576	$1,150	$2.00	22d	1	0.77mi
9100 NE 15th Ave Apt 17 Vancouver, WA	1.0	1.0	576	$1,095	$1.90	23d	1	0.77mi
9100 NE 15th Ave Unit 16 Vancouver, WA	1.0	1.0	576	$1,095	$1.90	15d	1	0.77mi
9211 NE 15th Ave Vancouver, WA	1.0–3.0	1.0–2.0	900	$1,649	$1.83	2d	22	0.83mi
8500 NE Hazel Dell Ave Vancouver, WA	1.0–2.0	1.0–2.0	837	$1,675	$2.00	10d	2	0.92mi
9501 NE 19th Ave Vancouver, WA	1.0–2.0	1.0–2.5	844	$2,099	$2.49	3d	20	0.94mi
7714 NE 39th Ct Vancouver, WA	1.0–2.0	1.0–2.0	921	$2,035	$2.21	2d	12	1.04mi
9917 NE 13th Ave Vancouver, WA	2.0	1.0	707	$1,645	$2.33	3d	4	1.15mi
10117 NE 9th Ave Vancouver, WA	1.0–2.0	1.0–2.0	790	$1,470	$1.86	2d	8	1.30mi
10223 NE Notchlog Dr Vancouver, WA	2.0	1.0	665	$1,646	$2.48	8d	1	1.39mi
3504 NE 54th St Vancouver, WA	1.0	1.0	737	$1,295	$1.76	23d	1	1.40mi
5009 NE Hazel Dell Ave Vancouver, WA	1.0	1.0	700	$1,395	$1.99	23d	1	1.43mi
5009 NE Hazel Dell Ave Vancouver, WA	2.0	1.0	700	$1,400	$2.00	12d	1	1.43mi
5009 NE Hazel Dell Ave Unit 10 Vancouver, WA	1.0	1.0	700	$1,345	$1.92	23d	1	1.43mi
1115 NE 105th St Vancouver, WA	1.0–2.0	1.0–2.0	835	$1,615	$1.93	8d	6	1.44mi
5009 NE Hazel Dell Ave Unit 4 Vancouver, WA	1.0	1.0	675	$1,250	$1.85	23d	1	1.44mi
5009 NE Hazel Dell Ave Unit 2 Vancouver, WA	2.0	1.0	700	$1,400	$2.00	16d	1	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $64,900 Active 35 DOM
2. 2026-06-17
   days on market $64,900 Active 34 DOM
3. 2026-06-16
   days on market $64,900 Active 33 DOM
4. 2026-06-15
   days on market $64,900 Active 32 DOM
5. 2026-06-13
   days on market $64,900 Active 30 DOM
6. 2026-06-09
   days on market $64,900 Active 26 DOM
7. 2026-06-08
   days on market $64,900 Active 25 DOM
8. 2026-06-07
   days on market $64,900 Active 24 DOM
9. 2026-06-03
   days on market $64,900 Active 20 DOM
10. 2026-06-02
    days on market $64,900 Active 19 DOM
11. 2026-06-01
    days on market $64,900 Active 18 DOM
12. 2026-05-31
    days on market $64,900 Active 17 DOM
13. 2026-05-14
    listed $64,900 Active 809-char remark

ⓘ 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: $19,347
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$1,888
• Taxable income: $9,430
• Est. tax owed @ 24.0%: −$2,263
• After-tax cash flow: $7,639/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

• 2026-05-14 Listed $64,900 RMLS

Property tax history

+14.4%/yr

Latest (2026): $104 · +51.5% YoY. Source: county tax records.