336 Franklin Pl · Longview, WA 98632

$145,000

2 bd · 2.0 ba · 1,082 sqft · Manufactured public records · 10 Days on market

Built 1995 Est $105k · 38% over

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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 +23.5/30.0
• DSCR +7.6/10.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

Key facts

• Covered parking
• Storage shed
• Vaulted ceilings

Tags

• LIGHT AND INVITING INTERIOR
• NEWER LAMINATE FLOORING
• TILED COUNTERTOPS
• VAULTED CEILINGS
• COVERED PARKING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Cap rate 8.5% 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.
• Zoned schools: Mint Valley Elementary (416 students, 79% FRL); Mt. Solo Middle School (408 students, 57% FRL).
• 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y ago 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 $145,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $104,954
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Arlington Pl	0.07mi	2/2.0	1,080 (-0%)	3mo	$106,900	$99	94
336 Franklin Pl	0.00mi	2/2.0	1,176 (+9%)	0mo	$140,000	$119	85
327 Franklin Pl	0.05mi	2/2.0	1,180 (+9%)	0mo	$115,000	$97	83
128 Arlington Pl #128	0.08mi	2/2.0	1,120 (+4%)	12mo	$110,000	$98	80
77 Blue Heron Dr	0.15mi	3/2.0 (+1)	1,188 (+10%)	4mo	$158,800	$134	68
606 Egret Ln	0.09mi	3/2.0 (+1)	1,188 (+10%)	13mo	$130,000	$109	64
5600 MT Solo Rd #77	0.60mi	2/2.0	1,008 (-7%)	6mo	$15,000	$15	55
22 Heritage Blvd	0.14mi	3/1.5 (+1)	924 (-15%)	14mo	$88,800	$96	51
5600 Mt Solo Rd #124	0.60mi	2/1.0	938 (-13%)	13mo	$30,000	$32	35
5600 Mt Solo Rd #41	0.60mi	2/2.0	938 (-13%)	21mo	$26,400	$28	32
5600 Mt Solo Rd #18	0.60mi	3/2.0 (+1)	938 (-13%)	18mo	$25,000	$27	30

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-6,856
• Equity at exit: $21,620

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $13,647
• 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 98632

• Rents YoY: 2.6%
• Active inventory: 356
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $271

Break-even live

Break-even rent $1,126

Max offer price $145,000

Occupancy floor 77%

Sensitivity live

Price	-10% $354	-5% $313	+0% $271	+5% $230	+10% $189
Rent	-10% $155	-5% $213	+0% $271	+5% $330	+10% $388
Rate	-1.0pp $345	-0.5pp $308	base $271	+0.5pp $234	+1.0pp $196

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5607 Finch Dr Longview, WA	2.0	1.0	925	$1,550	$1.68	22d	1	0.44mi
4714 Ocean Beach Hwy Longview, WA	2.0	1.0	880	$1,450	$1.65	4d	2	1.11mi

Listing history 21 events

1. 2026-04-26
   status Pending
2. 2026-04-16
   listed $145,000 Active
3. 2024-09-26
   soldstatus $138,000 Closed

   Show marketing remark (784 chars)

   Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

4. 2024-09-26
   soldstatus $138,000 Closed 784-char remark

   Show marketing remark (784 chars)

   Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

5. 2024-08-04
   status Pending 784-char remark

   Show marketing remark (784 chars)

   Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

6. 2024-08-04
   status Pending

   Show marketing remark (784 chars)

   Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

7. 2024-07-01
   status Active 784-char remark

   Show marketing remark (784 chars)

   Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

8. 2024-07-01
   status Active

   Show marketing remark (784 chars)

   Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

9. 2024-06-19
   status Pending 784-char remark

   Show marketing remark (784 chars)

   Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

10. 2024-06-19
    status Pending

    Show marketing remark (784 chars)

    Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

11. 2024-05-24
    price $138,000

    Show marketing remark (784 chars)

    Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

12. 2024-05-24
    listed $145,000 Active

    Show marketing remark (784 chars)

    Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

13. 2024-05-24
    listed $138,000 Active 784-char remark

    Show marketing remark (784 chars)

    Back on market w/no issues with home inspection. Come be a part of the ALL-AGE West Longview Manufacture Home Park ~ Heron Pointe. 336 Franklin PL is a very clean, well maintained, easy maintenance lot! Seller has enjoyed living at Heron Pointe but has come to a new chapter in life. Nice upgrades include neutral, relaxing interior paint, newer laminate flooring, and tiled counter tops (kitchen and bathrooms). Home offers vaulted ceilings, window AC unit, and ceiling fans to keep the temps down in summer and forced air furnace to keep you warm in the fall/winter months. 2 bedrooms PLUS 2 Full bathrooms. Covered parking along with storage shed. No grass, so you can decide how much yard work you really want. Backyard is fenced and all appliances will transfer with sale. Enjoy!

14. 2011-05-03
    historical
15. 2011-05-03
    soldstatus $41,000 Sold
16. 2011-03-29
    status Pending
17. 2011-02-22
    price $42,900
18. 2011-01-11
    status Active
19. 2010-12-16
    status Pending
20. 2010-12-10
    price $41,500
21. 2010-10-24
    listed $43,000 Active

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$592/yr (+$49/mo · 71.5%)

ⓘ 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 8 d/yr ≥89°F today · 16 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: $17,641
• − Mortgage interest: −$8,122
• − Property taxes: −$829
• − Insurance: −$725
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$4,218
• Taxable income: $924
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $3,036/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

+237.2% since first listed

21 events — show timeline

• 2026-04-26 Pending — RMLS
• 2026-04-16 Listed $145,000 RMLS
• 2024-09-26 Sold (MLS) $138,000 RMLS
• 2024-09-26 Sold (MLS) $138,000 NWMLS as Distributed by MLS Grid
• 2024-08-04 Pending — RMLS
• 2024-08-04 Pending — NWMLS as Distributed by MLS Grid
• 2024-07-01 Relisted — RMLS
• 2024-07-01 Relisted — NWMLS as Distributed by MLS Grid
• 2024-06-19 Pending — RMLS
• 2024-06-19 Pending — NWMLS as Distributed by MLS Grid
• 2024-05-24 Price Changed $138,000 NWMLS as Distributed by MLS Grid
• 2024-05-24 Listed $138,000 RMLS
• 2024-05-24 Listed $145,000 NWMLS as Distributed by MLS Grid
• 2011-05-03 Delisted — NWMLS as Distributed by MLS Grid
• 2011-05-03 Sold (MLS) $41,000 NWMLS as Distributed by MLS Grid
• 2011-03-29 Pending — NWMLS as Distributed by MLS Grid
• 2011-02-22 Price Changed $42,900 NWMLS as Distributed by MLS Grid
• 2011-01-11 Relisted — NWMLS as Distributed by MLS Grid
• 2010-12-16 Pending — NWMLS as Distributed by MLS Grid
• 2010-12-10 Price Changed $41,500 NWMLS as Distributed by MLS Grid
• 2010-10-24 Listed $43,000 NWMLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2026): $829 · -11.9% YoY. Source: county tax records.