5600 Mt. Solo Rd #136 · Longview, WA 98632

$25,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 128 Days on market

Built 1978 6,015 sqft lot $22/sqft · 82% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

Key facts

• Work room
• Covered parking
• Deck with ramp

Tags

• DETACHED GARAGE
• SHEDS FOR STORAGE
• WORK ROOM
• DECK WITH RAMP
• COVERED PARKING
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 53.7% 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; 2 comparable units currently listed for rent nearby; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $34k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.83% ✓
• Cap rate: 53.70%
• Cash-on-cash: 169.31%
• DSCR: 8.53
• GRM: 1.4

CMA / ARV

• ARV (median comp): $140,000
• List price: $25,000
• Delta: -82.14%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 MT Solo Rd #77	0.00mi	2/2.0	1,008 (-12%)	6mo	$15,000	$15	74
336 Franklin Pl	0.60mi	2/2.0	1,176 (+2%)	0mo	$140,000	$119	68
77 Blue Heron Dr	0.59mi	3/2.0 (+1)	1,188 (+3%)	4mo	$158,800	$134	59
129 Arlington Pl	0.60mi	2/2.0	1,080 (-6%)	3mo	$106,900	$99	59
128 Arlington Pl #128	0.60mi	2/2.0	1,120 (-3%)	12mo	$110,000	$98	57
608 Egret Ln	0.65mi	3/2.0 (+1)	1,296 (+12%)	1mo	$150,000	$116	43
78 Blue Heron Dr	0.57mi	3/2.0 (+1)	1,296 (+12%)	9mo	$162,000	$125	40
83 Blue Heron Dr	0.59mi	3/2.0 (+1)	1,296 (+12%)	16mo	$165,000	$127	34
47 Heritage Blvd	0.55mi	3/2.0 (+1)	1,296 (+12%)	19mo	$169,900	$131	32
38 Heritage Blvd	0.53mi	3/2.0 (+1)	1,296 (+12%)	21mo	$125,000	$96	32
704 Pintail Ln	0.62mi	3/2.0 (+1)	1,296 (+12%)	22mo	$145,000	$112	27
130 Blue Heron Dr	0.69mi	3/2.0 (+1)	1,296 (+12%)	22mo	$165,000	$127	23

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: —
• Equity multiple: 9.32×
• Total profit: $58,269
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 19.48×
• Total profit: $129,366
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $988

Break-even live

Break-even rent $208

Max offer price $25,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,002	-5% $995	+0% $988	+5% $981	+10% $973
Rent	-10% $872	-5% $930	+0% $988	+5% $1,045	+10% $1,103
Rate	-1.0pp $1,000	-0.5pp $994	base $988	+0.5pp $981	+1.0pp $975

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4714 Ocean Beach Hwy Longview, WA	2.0	1.0	880	$1,450	$1.65	4d	2	0.69mi
5607 Finch Dr Longview, WA	2.0	1.0	925	$1,550	$1.68	22d	1	0.78mi

Listing history 35 events

1. 2026-06-19
   days on market $25,000 Active 128 DOM
2. 2026-06-18
   days on market $25,000 Active 127 DOM
3. 2026-06-17
   days on market $25,000 Active 126 DOM
4. 2026-06-16
   days on market $25,000 Active 125 DOM
5. 2026-06-15
   price $25,000 Active 124 DOM
6. 2026-06-15
   days on market $28,000 Active 124 DOM
7. 2026-06-14
   days on market $28,000 Active 122 DOM
8. 2026-06-13
   remarks 631-char remark
9. 2026-06-13
   pricedays on market $28,000 Active 121 DOM
10. 2026-06-10
    days on market $30,000 Active 119 DOM
11. 2026-06-09
    pricedays on market $30,000 Active 118 DOM
12. 2026-06-08
    days on market $32,000 Active 117 DOM
13. 2026-06-07
    days on market $32,000 Active 116 DOM
14. 2026-06-05
    days on market $32,000 Active 113 DOM
15. 2026-06-02
    days on market $32,000 Active 111 DOM
16. 2026-06-01
    days on market $32,000 Active 110 DOM
17. 2026-05-31
    days on market $32,000 Active 109 DOM
18. 2026-05-30
    remarks 609-char remark
19. 2026-05-30
    pricedays on market $32,000 Active 108 DOM
20. 2026-05-19
    price $36,000
21. 2026-05-13
    price $38,000
22. 2026-04-30
    price $40,000
23. 2026-04-17
    price $42,000
24. 2026-04-14
    price $48,000
25. 2026-02-28
    price $52,000
26. 2026-02-11
    listed $59,000 Active
27. 2023-02-03
    soldstatus $45,500 Closed 399-char remark

    Show marketing remark (399 chars)

    2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

28. 2023-02-03
    soldstatus $45,500 Closed

    Show marketing remark (399 chars)

    2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

29. 2023-01-14
    status Pending 399-char remark

    Show marketing remark (399 chars)

    2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

30. 2023-01-14
    status Pending

    Show marketing remark (399 chars)

    2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

31. 2023-01-11
    price $57,400 399-char remark

    Show marketing remark (399 chars)

    2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

32. 2023-01-11
    price $57,400

    Show marketing remark (399 chars)

    2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

33. 2023-01-10
    listed $53,074 Active 399-char remark

    Show marketing remark (399 chars)

    2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

34. 2023-01-10
    listed $53,074 Active

    Show marketing remark (399 chars)

    2 Bed , 2 bath well kept manufacture home in a nice quiet park in West Longview. Possible 3rd Bedroom. There is 1152 SF of very nice kept up living space. This MH has a detached garage with lots of storage spaces for the lawn mower and garden supplies . Nice Size Side yard for gardening and dogs.. Covered patio and concrete driveway. Very close to schools, shopping and restaurants.Don't miss it.

35. 1998-11-01
    soldstatus $30,000

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $272 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥89°F today · 15 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: $17,496
• − Mortgage interest: −$1,400
• − Property taxes: −$272
• − Insurance: −$125
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$727
• Taxable income: $12,172
• Est. tax owed @ 24.0%: −$2,921
• After-tax cash flow: $8,930/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

+20.0% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $36,000 NWMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $38,000 NWMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $40,000 NWMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $42,000 NWMLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $48,000 NWMLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $52,000 NWMLS as Distributed by MLS Grid
• 2026-02-11 Listed $59,000 NWMLS as Distributed by MLS Grid
• 2023-02-03 Sold (MLS) $45,500 NWMLS as Distributed by MLS Grid
• 2023-02-03 Sold (MLS) $45,500 RMLS
• 2023-01-14 Pending — RMLS
• 2023-01-14 Pending — NWMLS as Distributed by MLS Grid
• 2023-01-11 Price Changed $57,400 RMLS
• 2023-01-11 Price Changed $57,400 NWMLS as Distributed by MLS Grid
• 2023-01-10 Listed $53,074 NWMLS as Distributed by MLS Grid
• 2023-01-10 Listed $53,074 RMLS
• 1998-11-01 Sold (Public Records) $30,000 Public Records

Property tax history

+24.6%/yr

Latest (2026): $272 · +0.3% YoY. Source: county tax records.