None · Amboy, WA 98601

$167,000

1 bd · 1.0 ba · 734 sqft · SingleFamily · 231 Days on market

Built 2004 $262/mo HOA · 15% of rent ↓ 1% since listing

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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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this peaceful retreat nestled among the evergreens with access to Lake Merwin. Whether you are a water enthusiast or enjoy being among nature this place has so much to explore. This cozy cabin offers a bright and inviting sunroom with vaulted ceilings, hardwood floors, loft and views of the lake. The sunroom is connected to a 29 foot travel trailer which offers all the amenities needed for your vacation getaway. Step outside to a covered deck perfect for year round bbq's. Large lot also provides a storage shed, awning and parking for a vehicle and boat. This cabin is turn-key and pride of ownership, perfect for making memories. This is a privately owned campground with gated entry. Amenities include an indoor pool, hot tub, sauna, work out room, and laundry facility. Outdoor activities include 2 playgrounds, putt putt golf, and tennis court. During the summer Meditation point offers chapel, outdoor movies, concerts, and other fun activities to enjoy. A private boat launch provides direct access to Lake Merwin for fishing, boating, skiing, or finding that sandy spot to enjoy by the lake. This getaway cannot be rented or a permanent residence, you can stay for 234 days out of the year. This is a private gated campground membership. Discover your own piece of paradise here at Lake Merwin Campers Hideaway. Seller is the listing real estate broker.

Key facts

• Covered deck
• Large lot
• Vaulted ceilings

Tags

• ACCESS TO LAKE MERWIN
• BRIGHT SUNROOM
• VAULTED CEILINGS
• HARDWOOD FLOORS
• COVERED DECK
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $-34 ($-403/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (2.9% below list).
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 1.5% in Amboy — 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 64/100 on livability (#368 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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: Yacolt Primary (734 students, 40% FRL); Amboy Middle School (549 students, 43% FRL); Battle Ground High School (1,798 students, 36% FRL).
• Market conditions: 32 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Recommended offer $146,960 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-29,013
• Equity at exit: $24,900

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-27,258
• Equity at exit: $14,439

Cash invested: $46,760 (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 98601

• Home prices YoY: -19.1%
• Active inventory: 32
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,505/yr
• Insurance: −$70
• HOA: −$262
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-34

Break-even live

Break-even rent $1,793

Max offer price $162,139

Occupancy floor 97%

Sensitivity live

Price	-10% $82	-5% $24	+0% $-34	+5% $-91	+10% $-149
Rent	-10% $-172	-5% $-103	+0% $-34	+5% $36	+10% $105
Rate	-1.0pp $51	-0.5pp $9	base $-34	+0.5pp $-77	+1.0pp $-121

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $262 · $3,144/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 15 events

1. 2026-06-21
   days on market $167,000 Active 231 DOM
2. 2026-06-18
   days on market $167,000 Active 228 DOM
3. 2026-06-17
   days on market $167,000 Active 227 DOM
4. 2026-06-16
   days on market $167,000 Active 226 DOM
5. 2026-06-15
   days on market $167,000 Active 225 DOM
6. 2026-06-13
   days on market $167,000 Active 223 DOM
7. 2026-06-09
   days on market $167,000 Active 219 DOM
8. 2026-06-08
   days on market $167,000 Active 218 DOM
9. 2026-06-07
   days on market $167,000 Active 217 DOM
10. 2026-06-03
    days on market $167,000 Active 213 DOM
11. 2026-06-02
    days on market $167,000 Active 212 DOM
12. 2026-06-01
    days on market $167,000 Active 211 DOM
13. 2026-05-31
    days on market $167,000 Active 210 DOM
14. 2026-05-03
    price $167,000 1376-char remark

    Show marketing remark (1376 chars)

    Welcome to this peaceful retreat nestled among the evergreens with access to Lake Merwin. Whether you are a water enthusiast or enjoy being among nature this place has so much to explore. This cozy cabin offers a bright and inviting sunroom with vaulted ceilings, hardwood floors, loft and views of the lake. The sunroom is connected to a 29 foot travel trailer which offers all the amenities needed for your vacation getaway. Step outside to a covered deck perfect for year round bbq's. Large lot also provides a storage shed, awning and parking for a vehicle and boat. This cabin is turn-key and pride of ownership, perfect for making memories. This is a privately owned campground with gated entry. Amenities include an indoor pool, hot tub, sauna, work out room, and laundry facility. Outdoor activities include 2 playgrounds, putt putt golf, and tennis court. During the summer Meditation point offers chapel, outdoor movies, concerts, and other fun activities to enjoy. A private boat launch provides direct access to Lake Merwin for fishing, boating, skiing, or finding that sandy spot to enjoy by the lake. This getaway cannot be rented or a permanent residence, you can stay for 234 days out of the year. This is a private gated campground membership. Discover your own piece of paradise here at Lake Merwin Campers Hideaway. Seller is the listing real estate broker.

15. 2025-11-02
    listed $169,000 Active 1376-char remark

    Show marketing remark (1376 chars)

    Welcome to this peaceful retreat nestled among the evergreens with access to Lake Merwin. Whether you are a water enthusiast or enjoy being among nature this place has so much to explore. This cozy cabin offers a bright and inviting sunroom with vaulted ceilings, hardwood floors, loft and views of the lake. The sunroom is connected to a 29 foot travel trailer which offers all the amenities needed for your vacation getaway. Step outside to a covered deck perfect for year round bbq's. Large lot also provides a storage shed, awning and parking for a vehicle and boat. This cabin is turn-key and pride of ownership, perfect for making memories. This is a privately owned campground with gated entry. Amenities include an indoor pool, hot tub, sauna, work out room, and laundry facility. Outdoor activities include 2 playgrounds, putt putt golf, and tennis court. During the summer Meditation point offers chapel, outdoor movies, concerts, and other fun activities to enjoy. A private boat launch provides direct access to Lake Merwin for fishing, boating, skiing, or finding that sandy spot to enjoy by the lake. This getaway cannot be rented or a permanent residence, you can stay for 234 days out of the year. This is a private gated campground membership. Discover your own piece of paradise here at Lake Merwin Campers Hideaway. Seller is the listing real estate broker.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$9,355
• − Property taxes: −$2,505
• − Insurance: −$835
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$3,144
• − Depreciation: −$4,858
• Taxable loss: −$3,057
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $331/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 — Amboy

• Score: 64/100
• State rank: #368
• US rank: #14055

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,742

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 (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Italian 3% Scottish 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% German/W. Germanic 1%

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: ▼ -70.48%
• Current HPI: 297.7725
• 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

-1.2% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $167,000 RMLS
• 2025-11-02 Listed $169,000 RMLS