15619 NE Caples Rd #72 · Brush Prairie, WA 98606

$145,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 174 Days on market

Built 1992 $90/sqft · at area comps Est $140k · at est.

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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 +5.9/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

Key facts

• Bright kitchen
• Large family room
• Walk-in closet

Tags

• CORNER LOT
• LARGE FAMILY ROOM
• SEPARATE DINING AREA
• BRIGHT KITCHEN
• SKYLIGHT
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#103 in WA, #1,980 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• 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: 72 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $145k implies a 190% gain — meaningful room to come down on a strong offer.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 A-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: 1.77% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $140,000
• List price: $145,000
• Delta: 3.57%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15619 NE Caples Rd #11	0.00mi	3/2.0	1,512 (-7%)	22mo	$138,000	$91	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.03×
• Total profit: $41,787
• Equity at exit: $21,620

10-year hold

• IRR: 32.7%
• Equity multiple: 3.97×
• Total profit: $120,558
• Equity at exit: $12,537

Cash invested: $40,600 (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 98606

• Active inventory: 72
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,565 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $1,024

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 55%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 SE 35th St Battle Ground, WA	3.0	2.0	1585	$2,795	$1.76	17d	1	1.45mi
738 SE 34th St Battle Ground, WA	3.0	2.0	1228	$2,695	$2.19	1d	1	1.46mi
917 SW 31st St Battle Ground, WA	1.0–2.0	1.0–2.0	913	$2,336	$2.56	1d	12	1.47mi
406 SW 32nd St Battle Ground, WA	3.0	2.5	1722	$2,350	$1.36	23d	1	1.50mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $145,000 Pending 174 DOM
2. 2026-06-03
   days on market $145,000 Active 173 DOM
3. 2026-06-02
   days on market $145,000 Active 172 DOM
4. 2026-06-01
   days on market $145,000 Active 171 DOM
5. 2026-05-31
   days on market $145,000 Active 170 DOM
6. 2026-04-26
   status Active 797-char remark

   Show marketing remark (797 chars)

   Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

7. 2026-04-17
   status Pending 797-char remark

   Show marketing remark (797 chars)

   Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

8. 2026-04-15
   price $145,000 797-char remark

   Show marketing remark (797 chars)

   Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

9. 2026-02-13
   status Active 797-char remark

   Show marketing remark (797 chars)

   Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

10. 2026-02-13
    price $159,000 797-char remark

    Show marketing remark (797 chars)

    Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

11. 2026-02-04
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

12. 2026-01-16
    price $169,900 797-char remark

    Show marketing remark (797 chars)

    Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

13. 2025-11-23
    listed $179,900 Active 797-char remark

    Show marketing remark (797 chars)

    Affordable living in desirable Brush Prairie! This 1,620 sq. ft. 1992 manufactured home sits on a pleasant corner lot in Country Manor. It offers 3 bedrooms, an office, 2 baths, and vaulted ceilings throughout for a spacious feel. The home features a large family room and separate dining area, providing plenty of space for everyday living or gatherings. The bright kitchen features a skylight, eat bar, and fridge, stove, and dishwasher. The primary bedroom includes a walk-in closet and an ensuite with shower and linen closet. A functional laundry room comes with washer, dryer, and freezer. Outside, you’ll find a tool shed, carport, and long driveway for extra parking. Park dues include well water and septic system maintenance. Community amenities include a clubhouse and playground.

14. 2003-07-16
    soldstatus $50,000 216-char remark

    Show marketing remark (216 chars)

    PHENOMENAL PRICE! BRAND NEW LOOKING 4 BEDROOM HOME COMPLETE WITH SHEETROCK WALLS, NEW CARPET & SOARING VAULTED CEILINGS THRU-OUT! ROMANTIC MASTER LAVISHLY APPOINTED W/SUMPTUOUS SOAKER TUB! EFA HEAT, CEILING FANS!

15. 2002-05-13
    listed $55,900 216-char remark

    Show marketing remark (216 chars)

    PHENOMENAL PRICE! BRAND NEW LOOKING 4 BEDROOM HOME COMPLETE WITH SHEETROCK WALLS, NEW CARPET & SOARING VAULTED CEILINGS THRU-OUT! ROMANTIC MASTER LAVISHLY APPOINTED W/SUMPTUOUS SOAKER TUB! EFA HEAT, CEILING FANS!

ⓘ 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: $30,782
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$4,218
• Taxable income: $10,616
• Est. tax owed @ 24.0%: −$2,548
• After-tax cash flow: $9,745/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 — Brush Prairie

• Score: 79/100
• State rank: #103
• US rank: #1980

Category grades

Amenities F Commute B- Cost of living F 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: Brush Prairie, WA
• Population (ZIP): 9,431

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 (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Subsaharan African 5% Portuguese 5% Italian 4%
• Foreign-born: 5% · South Korea
• Languages at home: 91% English-only · Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -203.88%
• Current HPI: 301.8147
• Rent YoY: —
• Metro: —
• 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

+159.4% since first listed

10 events — show timeline

• 2026-04-26 Relisted — RMLS
• 2026-04-17 Pending — RMLS
• 2026-04-15 Price Changed $145,000 RMLS
• 2026-02-13 Relisted — RMLS
• 2026-02-13 Price Changed $159,000 RMLS
• 2026-02-04 Pending — RMLS
• 2026-01-16 Price Changed $169,900 RMLS
• 2025-11-23 Listed $179,900 RMLS
• 2003-07-16 Sold (MLS) $50,000 RMLS
• 2002-05-13 Listed $55,900 RMLS

Property tax history

-5.8%/yr

Latest (2026): $235 · +21.0% YoY. Source: county tax records.