4501 Addy St #30 · Washougal, WA 98671

$169,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 91 Days on market

Built 2026 Good condition 4,000 sqft lot $183/sqft · 64% above area Est $140k · 21% over ↓ 3% since listing

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 2025 Double Wide Palm Harbor Manufactured Home put on lot. Spacious 3 Bedroom, 2 Bath. Near Town and short driving distance from shopping. Has a nice deck ready for easy access. with a nice yard. and Quiet Neighborhood!!! A Must SEE ! Will not Last !!! Call to get more information Today !!!

Key facts

• 4,000 sq ft lot
• 2 parking spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.7% in Washougal — 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 84/100 on livability (#42 in WA, #742 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D+, cost of living F.
• Washougal School District (suburban): math 53% / reading 64% proficiency, ranked #59 of 291 in WA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.7%/yr); 275 active listings in the ZIP; 5 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 $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 + 3.7% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $139,566
• List price: $169,000
• Delta: 21.09%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4501 Addy St #5	0.00mi	2/1.0 (-1)	789 (-15%)	19mo	$96,950	$123	51

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 · 3.7% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $162
• Equity at exit: $25,198

10-year hold

• IRR: 10.5%
• Equity multiple: 1.84×
• Total profit: $39,767
• Equity at exit: $14,612

Cash invested: $47,320 (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 98671

• Rents YoY: 3.7%
• Active inventory: 275
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $410

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 74%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4290 Addy St Washougal, WA	2.0	1.0	725	$1,374	$1.90	1d	7	0.29mi
3381 Lewis Ln Washougal, WA	2.0	2.5	980	$2,195	$2.24	1d	1	0.86mi
3337 Lewis Ln Washougal, WA	2.0	2.5	981	$2,195	$2.24	43d	1	0.88mi
3251 Lewis Ln Washougal, WA	2.0	2.5	992	$2,095	$2.11	1d	1	0.97mi
3108 H St Apt 3 Washougal, WA	2.0	1.5	950	$1,450	$1.53	1d	1	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $169,000 Active 91 DOM
2. 2026-06-17
   days on market $169,000 Active 90 DOM
3. 2026-06-16
   days on market $169,000 Active 89 DOM
4. 2026-06-15
   days on market $169,000 Active 88 DOM
5. 2026-06-13
   days on market $169,000 Active 86 DOM
6. 2026-06-09
   days on market $169,000 Active 82 DOM
7. 2026-06-08
   days on market $169,000 Active 81 DOM
8. 2026-06-07
   days on market $169,000 Active 80 DOM
9. 2026-06-05
   days on market $169,000 Active 77 DOM
10. 2026-06-03
    days on market $169,000 Active 76 DOM
11. 2026-06-02
    days on market $169,000 Active 75 DOM
12. 2026-06-01
    days on market $169,000 Active 74 DOM
13. 2026-05-31
    days on market $169,000 Active 73 DOM
14. 2026-05-07
    price $169,000 302-char remark

    Show marketing remark (302 chars)

    Brand New 2025 Double Wide Palm Harbor Manufactured Home put on lot. Spacious 3 Bedroom, 2 Bath. Near Town and short driving distance from shopping. Has a nice deck ready for easy access. with a nice yard. and Quiet Neighborhood!!! A Must SEE ! Will not Last !!! Call to get more information Today !!!

15. 2026-05-07
    price $169,000

    Show marketing remark (302 chars)

    Brand New 2025 Double Wide Palm Harbor Manufactured Home put on lot. Spacious 3 Bedroom, 2 Bath. Near Town and short driving distance from shopping. Has a nice deck ready for easy access. with a nice yard. and Quiet Neighborhood!!! A Must SEE ! Will not Last !!! Call to get more information Today !!!

16. 2026-03-19
    listed $174,000 Active 302-char remark

    Show marketing remark (302 chars)

    Brand New 2025 Double Wide Palm Harbor Manufactured Home put on lot. Spacious 3 Bedroom, 2 Bath. Near Town and short driving distance from shopping. Has a nice deck ready for easy access. with a nice yard. and Quiet Neighborhood!!! A Must SEE ! Will not Last !!! Call to get more information Today !!!

17. 2026-03-19
    listed $174,000 Active

    Show marketing remark (302 chars)

    Brand New 2025 Double Wide Palm Harbor Manufactured Home put on lot. Spacious 3 Bedroom, 2 Bath. Near Town and short driving distance from shopping. Has a nice deck ready for easy access. with a nice yard. and Quiet Neighborhood!!! A Must SEE ! Will not Last !!! Call to get more information Today !!!

ⓘ 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: $23,965
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$4,916
• Taxable income: $2,368
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $4,349/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and recently renovated double-wide manufactured home is move-in ready with a good condition score and minimal repairs needed. It offers a good balance of curb appeal and interior updates, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Upgrading the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase both resale and rental value.
• Rental Adding a carport — The seller is paying for a carport, which can be a significant amenity for renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Upgrading the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase both resale and rental value. ↑
• Rental Adding a carport — The seller is paying for a carport, which can be a significant amenity for renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Washougal School District
• NCES district ID: 5309540
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $68,134
• Composite: 53.22/100
• National rank: #3195
• State rank: #59 of 291 in WA

Livability — Washougal

• Score: 84/100
• State rank: #42
• US rank: #742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washougal, WA
• County: Clark County · 513,189 people
• City population: 24,871
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 24,871
• Household income: $111,545
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 382.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 5% Italian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Chinese 1% Russian/Polish/Slavic 1%

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: ▼ -418.85%
• Current HPI: 315.8635
• Rent YoY: ▲ 3.70%
• 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

-2.9% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $169,000 RMLS
• 2026-05-07 Price Changed $169,000 NWMLS as Distributed by MLS Grid
• 2026-03-19 Listed $174,000 NWMLS as Distributed by MLS Grid
• 2026-03-19 Listed $174,000 RMLS