2015 6th Ave #130 · Clarkston Heights-Vineland, WA 99403

$54,900

2 bd · 2.0 ba · 924 sqft · SingleFamily · 31 Days on market

Built 1993 Fair condition

---

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 +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and comfortable living awaits in the desirable Sonary Crest 55+ Mobile Home Park. This 1993 single wide offers 2 bedrooms and 2 bathrooms with a functional split-bedroom layout featuring the primary suite with private bathroom at one end of the home and a second bedroom and full bathroom at the opposite end for added privacy. Situated on one of the largest lots in Sonary Crest, the property features a fenced yard, large covered front porch, detached storage shed, and a covered carport currently set up as a workshop space. The kitchen comes complete with all appliances, and the washer and dryer are also included, making this a move-in ready opportunity. The home could benefit from

Key facts

• Fenced yard
• Covered carport
• Parking

Tags

• FENCED YARD
• LARGE COVERED FRONT PORCH
• DETACHED STORAGE SHED
• COVERED CARPORT
• MOVE-IN READY OPPORTUNITY

Property features AI

Exterior

• Parking: Covered carport (1 space)
• Utilities: City water service; Sewer connected; Broadband internet available
• Home design: Mobile/manufactured home on a rented lot; Built in 1993
• Construction: Composition roofing
• Exterior features: Full wood fencing; Covered patio/deck; Composition roof; Paved road access

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom with private bathroom; Main-level bedrooms; Laminate countertops
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 1.4% in Clarkston Heights-Vineland — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clarkston School District (suburban): math 38% / reading 57% proficiency, ranked #172 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heights Elementary (361 students, 45% FRL).
• Market conditions: 250 active listings in the ZIP; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.24% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.22%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $297,528
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2019 10th Ave	0.12mi	3/1.0 (+1)	1,040 (+13%)	9mo	$315,000	$303	57
2677 25th St	0.51mi	2/1.0	936 (+1%)	21mo	$249,000	$266	52
2676 25th St	0.54mi	2/1.0	936 (+1%)	22mo	$335,000	$358	50
2646 Critchfield Rd	0.42mi	2/1.0	1,040 (+13%)	19mo	$335,000	$322	40

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: 43.5%
• Equity multiple: 2.88×
• Total profit: $28,831
• Equity at exit: $8,186

10-year hold

• IRR: 49.5%
• Equity multiple: 5.80×
• Total profit: $73,737
• Equity at exit: $4,747

Cash invested: $15,372 (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 99403

• Active inventory: 250
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $592

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 47%

Sensitivity live

Price	-10% $630	-5% $611	+0% $592	+5% $573	+10% $554
Rent	-10% $495	-5% $543	+0% $592	+5% $641	+10% $689
Rate	-1.0pp $620	-0.5pp $606	base $592	+0.5pp $578	+1.0pp $563

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $54,900 Active 31 DOM
2. 2026-06-19
   pricedays on market $54,900 Active 29 DOM
3. 2026-06-18
   days on market $59,900 Active 28 DOM
4. 2026-06-17
   days on market $59,900 Active 27 DOM
5. 2026-06-16
   days on market $59,900 Active 26 DOM
6. 2026-06-15
   days on market $59,900 Active 25 DOM
7. 2026-06-14
   days on market $59,900 Active 23 DOM
8. 2026-06-12
   days on market $59,900 Active 22 DOM
9. 2026-06-09
   days on market $59,900 Active 19 DOM
10. 2026-06-08
    days on market $59,900 Active 18 DOM
11. 2026-06-07
    days on market $59,900 Active 17 DOM
12. 2026-06-03
    days on market $59,900 Active 13 DOM
13. 2026-06-02
    days on market $59,900 Active 12 DOM
14. 2026-06-01
    days on market $59,900 Active 11 DOM
15. 2026-05-31
    days on market $59,900 Active 10 DOM
16. 2026-05-30
    days on market $59,900 Active 9 DOM
17. 2026-05-21
    listed $59,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥100°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,756
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$1,597
• Taxable income: $6,625
• Est. tax owed @ 24.0%: −$1,590
• After-tax cash flow: $5,515/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 · 5 photos

Fair 45/100 Moderate rehab

This mobile home requires significant exterior repairs and maintenance, including a major roof replacement and siding repair, to improve its condition and value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major roof — Signs of significant wear

Value-add opportunities

• Both repair and paint exterior — Enhances curb appeal and value
• Both repair roof — Critical for structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Signs of significant wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Critical for structural integrity and value ↑

ⓘ 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: Clarkston School District
• NCES district ID: 5301320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $42,030
• Composite: 42.03/100
• National rank: #7065
• State rank: #172 of 291 in WA

Livability — Clarkston Heights-Vineland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Clarkston Heights-Vineland, WA
• Population (ZIP): 20,483

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Native American 1% Asian 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.91%
• Current HPI: 173.3027
• 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

1 event — show timeline

• 2026-05-21 Listed $59,900 IMLS