8403 NE ST Johns Rd · Hazel Dell, WA 98665

$75,000

2 bd · 1.0 ba · 1,116 sqft · Land public records · 219 Days on market

Built 1973 $67/sqft · 48% below area

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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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double wide manufactured home in a mobile home park. No age restrictions! 1296 sf, 3 bedrooms, 2 full baths. Indoor laundry, primary bedroom with bath. Large lot, covered patio, car port and a storage shed. This is unit #6

Key facts

• Car port
• Covered patio
• Storage shed

Tags

• DOUBLE WIDE MANUFACTURED HOME
• INDOOR LAUNDRY
• COVERED PATIO
• CAR PORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $75k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 3.3% in Hazel Dell — 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 82/100 on livability (#67 in WA, #1,216 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+, 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: Pleasant Valley Primary (556 students, 42% FRL); Pleasant Valley Middle (396 students, 45% FRL); Prairie High School (1,603 students, 41% FRL).
• Market conditions: Rents rising (+2.0%/yr); 188 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $519 of loan paydown is wiped out by about $2k 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 + 2.0% 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 219 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1973 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.39% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.22%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (median comp): $167,000
• List price: $75,000
• Delta: -55.09%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 3.06×
• Total profit: $43,178
• Equity at exit: $11,183

10-year hold

• IRR: 53.2%
• Equity multiple: 5.95×
• Total profit: $104,045
• Equity at exit: $6,485

Cash invested: $21,000 (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 98665

• Rents YoY: 2.0%
• Active inventory: 188
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $896

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 45%

Sensitivity live

Price	-10% $948	-5% $922	+0% $896	+5% $870	+10% $845
Rent	-10% $755	-5% $826	+0% $896	+5% $967	+10% $1,038
Rate	-1.0pp $934	-0.5pp $915	base $896	+0.5pp $877	+1.0pp $857

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8515 NE Saint Johns Rd Unit A09 Vancouver, WA	1.0	1.0	801	$1,495	$1.87	25d	1	0.13mi
8515 NE Saint Johns Rd Unit B29 Vancouver, WA	1.0	1.0	801	$1,495	$1.87	4d	1	0.13mi
8515 NE Saint Johns Rd Unit B22 Vancouver, WA	1.0	1.0	801	$1,495	$1.87	45d	1	0.13mi
8007 NE 38th Ave Vancouver, WA	3.0	2.5	1477	$2,395	$1.62	4d	1	0.48mi
7714 NE 39th Ct Vancouver, WA	1.0–2.0	1.0–2.0	921	$2,055	$2.23	0d	11	0.60mi
5313 NE 68th St Vancouver, WA	2.0–3.0	2.0	1108	$1,625	$1.47	18d	2	0.84mi
10601 NE 45th Ave Vancouver, WA	3.0	2.0	1409	$2,750	$1.95	45d	1	1.08mi
7700 NE 72nd Ave Vancouver, WA	1.0–2.0	1.0–2.0	978	$3,190	$3.26	0d	7	1.11mi
2703 NE 99th St Vancouver, WA	1.0	1.0	800	$1,700	$2.12	6d	1	1.15mi
6313 NE 61st Ave Vancouver, WA	3.0	2.5	1346	$2,495	$1.85	0d	1	1.21mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$1,975	$1.83	3d	10	1.24mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	14d	1	1.30mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	16d	1	1.30mi
5917 NE 58th Ave Vancouver, WA	3.0	2.5	1498	$2,350	$1.57	25d	1	1.30mi
5917 NE 58th St Vancouver, WA	1.0–3.0	1.0–2.0	1162	$1,762	$1.52	9d	3	1.48mi
6909 NE 63rd St Vancouver, WA	1.0–2.0	1.0–2.5	1035	$2,300	$2.22	5d	2	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 219 DOM
2. 2026-06-18
   days on market $75,000 Active 216 DOM
3. 2026-06-17
   days on market $75,000 Active 215 DOM
4. 2026-06-16
   days on market $75,000 Active 214 DOM
5. 2026-06-15
   days on market $75,000 Active 213 DOM
6. 2026-06-13
   days on market $75,000 Active 211 DOM
7. 2026-06-09
   days on market $75,000 Active 207 DOM
8. 2026-06-08
   days on market $75,000 Active 206 DOM
9. 2026-06-07
   days on market $75,000 Active 205 DOM
10. 2026-06-03
    days on market $75,000 Active 201 DOM
11. 2026-06-02
    pricedays on market $75,000 Active 200 DOM
12. 2026-06-01
    days on market $78,000 Active 199 DOM
13. 2026-05-31
    days on market $78,000 Active 198 DOM
14. 2026-04-30
    price $78,000 222-char remark

    Show marketing remark (222 chars)

    Double wide manufactured home in a mobile home park. No age restrictions! 1296 sf, 3 bedrooms, 2 full baths. Indoor laundry, primary bedroom with bath. Large lot, covered patio, car port and a storage shed. This is unit #6

15. 2026-03-22
    status Active 222-char remark

    Show marketing remark (222 chars)

    Double wide manufactured home in a mobile home park. No age restrictions! 1296 sf, 3 bedrooms, 2 full baths. Indoor laundry, primary bedroom with bath. Large lot, covered patio, car port and a storage shed. This is unit #6

16. 2026-03-19
    status Pending 222-char remark

    Show marketing remark (222 chars)

    Double wide manufactured home in a mobile home park. No age restrictions! 1296 sf, 3 bedrooms, 2 full baths. Indoor laundry, primary bedroom with bath. Large lot, covered patio, car port and a storage shed. This is unit #6

17. 2025-11-11
    listed $90,000 Active 222-char remark

    Show marketing remark (222 chars)

    Double wide manufactured home in a mobile home park. No age restrictions! 1296 sf, 3 bedrooms, 2 full baths. Indoor laundry, primary bedroom with bath. Large lot, covered patio, car port and a storage shed. This is unit #6

18. 2009-09-08
    soldstatus $4,518,683
19. 1980-10-31
    soldstatus $800,000
20. 1978-01-01
    soldstatus $544,000

ⓘ 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: $21,488
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$2,182
• Taxable income: $10,167
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $8,316/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: 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 — Hazel Dell

• Score: 82/100
• State rank: #67
• US rank: #1216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark County · 513,189 people
• City population: 28,243
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,910
• Household income: $88,559
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1070.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 11% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 5% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Asian/Pacific 2%

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: ▼ -274.20%
• Current HPI: 303.1342
• Rent YoY: ▲ 2.00%
• 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

-85.7% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $78,000 RMLS
• 2026-03-22 Relisted — RMLS
• 2026-03-19 Pending — RMLS
• 2025-11-11 Listed $90,000 RMLS
• 2009-09-08 Sold (Public Records) $4,518,683 Public Records
• 1980-10-31 Sold (Public Records) $800,000 Public Records
• 1978-01-01 Sold (Public Records) $544,000 Public Records

Property tax history

+26.5%/yr

Latest (2026): $39,674 · -12.0% YoY. Source: county tax records.