305 NE Fairground Ave Unit 7B · Battle Ground, WA 98604

$109,850

3 bd · 2.0 ba · 960 sqft · Manufactured · 29 Days on market

Built 1990 Good condition Est $84k · 30% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

Key facts

• Newer roof
• Private parks
• Side-by-side parking

Tags

• NEWER ROOF
• SIDE-BY-SIDE PARKING
• EATING BAR
• LARGE STORAGE SHED
• PRIVATE PARKS
• BORDERS PEACEFUL FORESTED AREA

Property features AI

Finance

• HOA & community: Located in a senior community; Land lease (monthly lot rent $850) through December 31, 2026

Exterior

• Parking: Driveway
• Utilities: Electric hot water; Electric fuel; Public water; Public sewer
• Home design: Manufactured home in park; Residential property; Single-level (main level living); Year built 1990; Views of trees/woods
• Construction: Composition roof; Crawl space foundation
• Exterior features: Porch; Tool shed; Yard; Wood composite exterior

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Range hood; Eat bar
• Bedrooms: Primary bedroom on main with walk-in closet and attached bathroom; Second bedroom on main
• Flooring: Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: High ceilings; Vaulted ceilings; Double pane windows; Washer and dryer included; Ground-level with minimal steps and one-level living; Utility room on main; Crawl space basement
• Laundry & utility: Main-level utility room with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.8% in Battle Ground — 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 90/100 on livability (#3 in WA, #93 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living D-.
• Battle Ground School District (suburban): math 48% / reading 60% proficiency, ranked #92 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tukes Valley Primary (515 students, 38% FRL); Tukes Valley Middle School (455 students, 36% FRL); Open Doors Battle Ground (15 students, 33% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 459 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $760 of loan paydown is wiped out by about $3k 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 + 4.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $22k; list at $110k implies a 399% gain — meaningful room to come down on a strong offer.

Recommended offer $108,202 (1.5% below list)

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. 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?
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: 1.74% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.41%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $84,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 NE Fairground Ave Unit 10B	0.03mi	2/1.0 (-1)	924 (-4%)	17mo	$57,850	$63	69
410 NE Fairground Ave #23	0.12mi	2/1.0 (-1)	864 (-10%)	18mo	$75,900	$88	54

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.05×
• Total profit: $32,180
• Equity at exit: $16,379

10-year hold

• IRR: 33.4%
• Equity multiple: 4.19×
• Total profit: $98,102
• Equity at exit: $9,498

Cash invested: $30,758 (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 98604

• Rents YoY: 4.0%
• Active inventory: 459
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $754

Break-even live

Break-even rent $961

Max offer price $109,850

Occupancy floor 56%

Sensitivity live

Price	-10% $830	-5% $792	+0% $754	+5% $716	+10% $678
Rent	-10% $602	-5% $678	+0% $754	+5% $829	+10% $905
Rate	-1.0pp $809	-0.5pp $782	base $754	+0.5pp $725	+1.0pp $696

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: $27,462
• Closing costs: $3,296
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 NE Clark Ave Battle Ground, WA	1.0–2.0	1.0	603	$1,548	$2.57	2d	4	0.20mi
218 SE Clark Ave Apt 2 Battle Ground, WA	2.0	1.0	725	$1,395	$1.92	44d	1	0.34mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	15d	1	0.34mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	13d	1	0.34mi
405 SW 1st St Unit M Battle Ground, WA	2.0	1.0	900	$1,195	$1.33	24d	1	0.79mi

Listing history 21 events

1. 2026-06-18
   days on market $109,850 Active 29 DOM
2. 2026-06-17
   days on market $109,850 Active 28 DOM
3. 2026-06-16
   days on market $109,850 Active 27 DOM
4. 2026-06-15
   days on market $109,850 Active 26 DOM
5. 2026-06-13
   days on market $109,850 Active 24 DOM
6. 2026-06-09
   days on market $109,850 Active 20 DOM
7. 2026-06-08
   days on market $109,850 Active 19 DOM
8. 2026-06-07
   days on market $109,850 Active 18 DOM
9. 2026-06-03
   days on market $109,850 Active 14 DOM
10. 2026-06-02
    days on market $109,850 Active 13 DOM
11. 2026-06-01
    days on market $109,850 Active 12 DOM
12. 2026-05-31
    days on market $109,850 Active 11 DOM
13. 2026-05-20
    listed $109,850 Active
14. 2014-01-24
    soldstatus $22,000 Sold 256-char remark

    Show marketing remark (256 chars)

    55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

15. 2014-01-13
    status Pending 256-char remark

    Show marketing remark (256 chars)

    55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

16. 2013-12-29
    price $24,900 Active 256-char remark

    Show marketing remark (256 chars)

    55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

17. 2013-12-29
    status Active 256-char remark

    Show marketing remark (256 chars)

    55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

18. 2013-12-10
    historical 256-char remark

    Show marketing remark (256 chars)

    55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

19. 2013-11-27
    price $25,000 256-char remark

    Show marketing remark (256 chars)

    55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

20. 2013-10-17
    price $27,999 256-char remark

    Show marketing remark (256 chars)

    55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

21. 2013-06-09
    listed $28,999 Active 256-char remark

    Show marketing remark (256 chars)

    55+ Living! Beautifully clean, and well kept, 3 bedroom, 2 bath, open concept home in a quiet park. Close to everything yet backs to a green space and very peaceful! 6th street Station close by, community center all within walking distance. It's all here!!

ⓘ 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: $22,980
• − Mortgage interest: −$6,153
• − Property taxes: −$1,648
• − Insurance: −$549
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$3,196
• Taxable income: $7,758
• Est. tax owed @ 24.0%: −$1,862
• After-tax cash flow: $7,183/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 75/100 Cosmetic rehab

This 3-bedroom, 2-bathroom mobile home is in good condition with a good roof and a peaceful wooded setting. It is move-in ready with some cosmetic updates needed to modernize the kitchen and bathroom.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate kitchen flooring — dated and worn

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing kitchen will appeal to buyers and renters
• Both update bathroom fixtures — modernizing bathroom will appeal to buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
kitchen flooring · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and flooring — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathroom fixtures — modernizing bathroom will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑

ⓘ 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: Battle Ground School District
• NCES district ID: 5300380
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,646
• Composite: 49.81/100
• National rank: #4201
• State rank: #92 of 291 in WA

Livability — Battle Ground

• Score: 90/100
• State rank: #3
• US rank: #93

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battle Ground, WA
• County: Clark County · 513,189 people
• City population: 38,839
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 38,839
• Household income: $112,448
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 485.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Portuguese 4% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 6% Spanish 3%

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: ▼ -296.15%
• Current HPI: 298.5364
• Rent YoY: ▲ 4.00%
• 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

+278.8% since first listed

9 events — show timeline

• 2026-05-20 Listed $109,850 RMLS
• 2014-01-24 Sold (MLS) $22,000 RMLS
• 2014-01-13 Pending — RMLS
• 2013-12-29 Relisted — RMLS
• 2013-12-29 Price Changed $24,900 RMLS
• 2013-12-10 Delisted — RMLS
• 2013-11-27 Price Changed $25,000 RMLS
• 2013-10-17 Price Changed $27,999 RMLS
• 2013-06-09 Listed $28,999 RMLS