5600 MT Solo Rd · Longview, WA 98632

$76,500

3 bd · 1.5 ba · 924 sqft · Manufactured public records · 273 Days on market

Built 1979 $83/sqft · 7% below area Est $147k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home is a real Looker. Very Open Floor plan, and on a corner lot at entrance for easy access to home and parking. Nice large wood shed, Glamour Bath, lots of upgrades. Has oversized front porch with large awnings to boot. You will be amazed. Call to see inside. You will be amazed !!!

Key facts

• Open floor plan
• Large wood shed
• Corner lot

Tags

• OPEN FLOOR PLAN
• CORNER LOT
• LARGE WOOD SHED
• OVERSIZED FRONT PORCH
• LARGE AWNINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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); 357 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 $529 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $76k implies a 155% gain — meaningful room to come down on a strong offer.

Recommended offer $67,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1979 — 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. 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: 2.15% ✓
• Cap rate: 18.38%
• Cash-on-cash: 43.16%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $147,481
• List price: $76,500
• Delta: -48.13%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 Mt Solo Rd #18	0.00mi	3/2.0	938 (+2%)	18mo	$25,000	$27	80
5600 Mt Solo Rd #124	0.00mi	2/1.0 (-1)	938 (+2%)	13mo	$30,000	$32	80
5600 Mt Solo Rd #114	0.00mi	2/2.0 (-1)	858 (-7%)	6mo	$55,900	$65	76
5600 Mt Solo Rd #41	0.00mi	2/2.0 (-1)	938 (+2%)	21mo	$26,400	$28	73
5600 MT Solo Rd #77	0.00mi	2/2.0 (-1)	1,008 (+9%)	6mo	$15,000	$15	72
5600 Mt Solo Rd #4	0.00mi	2/2.0 (-1)	910 (-2%)	24mo	$17,500	$19	71
22 Heritage Blvd	0.57mi	3/1.5	924 (0%)	14mo	$88,800	$96	62

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: 39.5%
• Equity multiple: 2.68×
• Total profit: $36,023
• Equity at exit: $11,406

10-year hold

• IRR: 45.7%
• Equity multiple: 5.29×
• Total profit: $91,905
• Equity at exit: $6,614

Cash invested: $21,420 (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: 357
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$401
• Tax est. 1.5%: −$96 /mo · $1,148/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $770

Break-even live

Break-even rent $669

Max offer price $76,500

Occupancy floor 48%

Sensitivity live

Price	-10% $823	-5% $797	+0% $770	+5% $744	+10% $718
Rent	-10% $641	-5% $705	+0% $770	+5% $835	+10% $900
Rate	-1.0pp $809	-0.5pp $790	base $770	+0.5pp $751	+1.0pp $730

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: $19,125
• Closing costs: $2,295
• 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	$1,500	$1.62	0d	1	0.78mi

Listing history 45 events

1. 2026-06-19
   days on market $76,500 Active 273 DOM
2. 2026-06-18
   days on market $76,500 Active 272 DOM
3. 2026-06-17
   days on market $76,500 Active 271 DOM
4. 2026-06-16
   days on market $76,500 Active 270 DOM
5. 2026-06-15
   days on market $76,500 Active 269 DOM
6. 2026-06-14
   days on market $76,500 Active 267 DOM
7. 2026-06-13
   days on market $76,500 Active 266 DOM
8. 2026-06-10
   days on market $76,500 Active 264 DOM
9. 2026-06-09
   days on market $76,500 Active 263 DOM
10. 2026-06-08
    days on market $76,500 Active 262 DOM
11. 2026-06-07
    days on market $76,500 Active 261 DOM
12. 2026-06-05
    days on market $76,500 Active 258 DOM
13. 2026-06-02
    days on market $76,500 Active 256 DOM
14. 2026-06-01
    days on market $76,500 Active 255 DOM
15. 2026-05-31
    days on market $76,500 Active 254 DOM
16. 2026-05-30
    days on market $76,500 Active 253 DOM
17. 2026-04-30
    price $76,500 289-char remark

    Show marketing remark (289 chars)

    This home is a real Looker. Very Open Floor plan, and on a corner lot at entrance for easy access to home and parking. Nice large wood shed, Glamour Bath, lots of upgrades. Has oversized front porch with large awnings to boot. You will be amazed. Call to see inside. You will be amazed !!!

18. 2025-10-22
    price $81,500 289-char remark

    Show marketing remark (289 chars)

    This home is a real Looker. Very Open Floor plan, and on a corner lot at entrance for easy access to home and parking. Nice large wood shed, Glamour Bath, lots of upgrades. Has oversized front porch with large awnings to boot. You will be amazed. Call to see inside. You will be amazed !!!

19. 2025-10-07
    status Active 289-char remark

    Show marketing remark (289 chars)

    This home is a real Looker. Very Open Floor plan, and on a corner lot at entrance for easy access to home and parking. Nice large wood shed, Glamour Bath, lots of upgrades. Has oversized front porch with large awnings to boot. You will be amazed. Call to see inside. You will be amazed !!!

20. 2025-09-13
    status Pending 289-char remark

    Show marketing remark (289 chars)

    This home is a real Looker. Very Open Floor plan, and on a corner lot at entrance for easy access to home and parking. Nice large wood shed, Glamour Bath, lots of upgrades. Has oversized front porch with large awnings to boot. You will be amazed. Call to see inside. You will be amazed !!!

21. 2025-08-25
    listed $82,000 Active 289-char remark

    Show marketing remark (289 chars)

    This home is a real Looker. Very Open Floor plan, and on a corner lot at entrance for easy access to home and parking. Nice large wood shed, Glamour Bath, lots of upgrades. Has oversized front porch with large awnings to boot. You will be amazed. Call to see inside. You will be amazed !!!

22. 2025-05-30
    soldstatus $30,000 Closed 476-char remark

    Show marketing remark (476 chars)

    Beautiful West Longview Home is next to a park & rom in the backyard for gardening Come enjoy this amazing well cared for 2 bed/1 bath home, In Dell Rey II. New Stove & Dishwasher, All New LPV flooring throughout. Home is partially furnished, If items are not wanted seller can remove.Open concept with spacious living room & kitchen. Large Primary bedroom with new vinyl windows. Less than 15 minutes to Willow grove park & boat ramp, shopping and everything.

23. 2025-05-23
    status Pending 476-char remark

    Show marketing remark (476 chars)

    Beautiful West Longview Home is next to a park & rom in the backyard for gardening Come enjoy this amazing well cared for 2 bed/1 bath home, In Dell Rey II. New Stove & Dishwasher, All New LPV flooring throughout. Home is partially furnished, If items are not wanted seller can remove.Open concept with spacious living room & kitchen. Large Primary bedroom with new vinyl windows. Less than 15 minutes to Willow grove park & boat ramp, shopping and everything.

24. 2025-05-02
    price $40,000 476-char remark

    Show marketing remark (476 chars)

    Beautiful West Longview Home is next to a park & rom in the backyard for gardening Come enjoy this amazing well cared for 2 bed/1 bath home, In Dell Rey II. New Stove & Dishwasher, All New LPV flooring throughout. Home is partially furnished, If items are not wanted seller can remove.Open concept with spacious living room & kitchen. Large Primary bedroom with new vinyl windows. Less than 15 minutes to Willow grove park & boat ramp, shopping and everything.

25. 2025-04-16
    listed $45,000 Active 476-char remark

    Show marketing remark (476 chars)

    Beautiful West Longview Home is next to a park & rom in the backyard for gardening Come enjoy this amazing well cared for 2 bed/1 bath home, In Dell Rey II. New Stove & Dishwasher, All New LPV flooring throughout. Home is partially furnished, If items are not wanted seller can remove.Open concept with spacious living room & kitchen. Large Primary bedroom with new vinyl windows. Less than 15 minutes to Willow grove park & boat ramp, shopping and everything.

26. 2025-03-10
    soldstatus $13,900 Closed
27. 2025-01-31
    status Pending
28. 2025-01-23
    price $15,000
29. 2025-01-20
    price $17,000
30. 2025-01-07
    price $19,999
31. 2024-09-14
    listed $23,000 Active
32. 2023-01-29
    historical
33. 2023-01-20
    soldstatus $51,000 Closed
34. 2023-01-15
    status Pending
35. 2022-12-21
    price $50,000
36. 2022-11-23
    listed $55,000 Active
37. 2022-11-04
    soldstatus $52,000 Closed
38. 2022-10-23
    status Pending
39. 2022-10-14
    price $56,900
40. 2022-10-08
    price $59,900
41. 2022-10-06
    listed $67,000 Active
42. 2008-07-16
    soldstatus $13,000
43. 2008-07-11
    historical
44. 2008-05-27
    listed $14,950
45. 1997-09-01
    soldstatus $12,500

ⓘ 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 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: $19,734
• − Mortgage interest: −$4,285
• − Property taxes: −$1,148
• − Insurance: −$382
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$2,225
• Taxable income: $8,536
• Est. tax owed @ 24.0%: −$2,049
• After-tax cash flow: $7,197/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

+512.0% since first listed

29 events — show timeline

• 2026-04-30 Price Changed $76,500 RMLS
• 2025-10-22 Price Changed $81,500 RMLS
• 2025-10-07 Relisted — RMLS
• 2025-09-13 Pending — RMLS
• 2025-08-25 Listed $82,000 RMLS
• 2025-05-30 Sold (MLS) $30,000 RMLS
• 2025-05-23 Pending — RMLS
• 2025-05-02 Price Changed $40,000 RMLS
• 2025-04-16 Listed $45,000 RMLS
• 2025-03-10 Sold (MLS) $13,900 RMLS
• 2025-01-31 Pending — RMLS
• 2025-01-23 Price Changed $15,000 RMLS
• 2025-01-20 Price Changed $17,000 RMLS
• 2025-01-07 Price Changed $19,999 RMLS
• 2024-09-14 Listed $23,000 RMLS
• 2023-01-29 Delisted — RMLS
• 2023-01-20 Sold (MLS) $51,000 RMLS
• 2023-01-15 Pending — RMLS
• 2022-12-21 Price Changed $50,000 RMLS
• 2022-11-23 Listed $55,000 RMLS
• 2022-11-04 Sold (MLS) $52,000 NWMLS as Distributed by MLS Grid
• 2022-10-23 Pending — NWMLS as Distributed by MLS Grid
• 2022-10-14 Price Changed $56,900 NWMLS as Distributed by MLS Grid
• 2022-10-08 Price Changed $59,900 NWMLS as Distributed by MLS Grid
• 2022-10-06 Listed $67,000 NWMLS as Distributed by MLS Grid
• 2008-07-16 Sold (MLS) $13,000 NWMLS as Distributed by MLS Grid
• 2008-07-11 Delisted — NWMLS as Distributed by MLS Grid
• 2008-05-27 Listed $14,950 NWMLS as Distributed by MLS Grid
• 1997-09-01 Sold (Public Records) $12,500 Public Records

Property tax history

-2.0%/yr

Latest (2025): $69 · +11.3% YoY. Source: county tax records.