300 SW 7th Ave #108 · Battle Ground, WA 98604

$138,900

2 bd · 2.0 ba · 1,058 sqft · Manufactured public records · 8 Days on market

Built 2021 Est $96k · 44% over

---

Why this score? — see what drove the C+ 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see hard to find 2021 manufactured home in 55+ community. Move in ready and all the bells and whistles. Vaulted ceilings thoughout and most of the stainless steel appliances are upgraded from origional builder appliances. Includes Washer and Dryer. A/C was added for comfort all seasons. Or just relax on your covered front porch.Home is in excellent condition and still includes the builder warranty. Buyers need park approval.

Key facts

• Covered front porch
• Community amenities
• Real wood cabinets

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• REAL WOOD CABINETS
• COVERED FRONT PORCH
• COMMUNITY AMENITIES
• WELCOMING CLUBHOUSE

Property features AI

Finance

• Other: Unit dimensions approximately 48' x 24'
• Financial info: Land lease in place (monthly lot rent applies); Land lease expiration date provided
• HOA & community: Park amenities include management and a party room; Park home requires buyer approval; Senior community

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric service; Cable internet available
• Home design: Manufactured home in a park (Fleetwood "Weston" model); Single-story/main level living; Built in 2021; No notable view
• Construction: Composition roof; Skirting foundation
• Exterior features: Deck; Porch; Storm door(s); Yard; Level lot; Paved road access; Cement siding

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Microwave; Kitchen island; Plumbed for ice maker; Stainless steel appliances
• Bedrooms: Primary bedroom on main level with ensuite and vaulted ceiling; Second bedroom on main level with vaulted ceiling and walk-in closet; Third bedroom on main level with vaulted ceiling
• Flooring: Laminate flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: High ceilings; Vaulted ceilings; Laminate flooring; Wall-to-wall carpet; Washer and dryer included; Laundry area; Double-pane windows with vinyl frames; One-level layout; Walk-in shower; Accessibility parking; Past accessibility modifications; Crawl space
• Laundry & utility: Washer and dryer included; Laundry area on main level; Electric hot water (ENERGY STAR qualified equipment)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 10.6% 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: Captain Strong (628 students, 38% FRL); Chief Umtuch Middle (553 students, 35% FRL); Open Doors Battle Ground (15 students, 33% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 459 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $960 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 30y 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 $138,900

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: 1.23% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.23%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $96,278
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 SW 7th Ave #302	0.00mi	2/2.0	1,057 (-0%)	5mo	$66,000	$62	96
300 SW 7th Ave #707	0.00mi	2/2.0	1,056 (-0%)	10mo	$95,700	$91	91
300 SW 7th Ave #810	0.00mi	2/2.0	960 (-9%)	1mo	$138,900	$145	84
300 SW 7th Ave #127	0.00mi	3/2.0 (+1)	1,120 (+6%)	5mo	$100,000	$89	81
300 SW 7th Ave #212	0.00mi	3/2.0 (+1)	1,080 (+2%)	20mo	$100,000	$93	75
300 SW 7th Ave #112	0.00mi	2/2.0	932 (-12%)	9mo	$138,000	$148	73
300 SW 7th Ave #301	0.00mi	2/2.0	945 (-11%)	13mo	$169,900	$180	71
300 SW 7th Ave #801	0.00mi	2/2.0	933 (-12%)	12mo	$45,000	$48	71
300 SW 7th Ave #108	0.00mi	3/2.0 (+1)	1,100 (+4%)	24mo	$155,000	$141	69
300 SW 7th Ave #1011	0.00mi	2/2.0	924 (-13%)	13mo	$80,000	$87	68
300 SW 7th Ave #1010	0.00mi	3/1.0 (+1)	924 (-13%)	14mo	$45,000	$49	58
300 SW 7th Ave #812	0.12mi	3/2.0 (+1)	1,200 (+13%)	20mo	$84,900	$71	51

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $10,625
• Equity at exit: $20,710

10-year hold

• IRR: 17.0%
• Equity multiple: 2.46×
• Total profit: $56,815
• Equity at exit: $12,010

Cash invested: $38,892 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$728
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $494

Break-even live

Break-even rent $1,077

Max offer price $138,900

Occupancy floor 66%

Sensitivity live

Price	-10% $572	-5% $533	+0% $494	+5% $454	+10% $415
Rent	-10% $359	-5% $426	+0% $494	+5% $561	+10% $628
Rate	-1.0pp $564	-0.5pp $529	base $494	+0.5pp $458	+1.0pp $421

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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 SW 1st St Unit M Battle Ground, WA	2.0	1.0	900	$1,195	$1.33	24d	1	0.17mi
218 SW 15th Ave Unit D-114 Battle Ground, WA	1.0	1.0	747	$1,350	$1.81	18d	1	0.46mi
101 NE 1st Ave Battle Ground, WA	1.0	1.0	782	$1,520	$1.94	2d	4	0.51mi
10 SE 13th St Unit 201 Battle Ground, WA	1.0	1.0	700	$1,395	$1.99	44d	1	0.56mi
518 NW 12th Ave Battle Ground, WA	1.0	1.0	738	$1,162	$1.57	2d	1	0.59mi
218 SE Clark Ave Apt 2 Battle Ground, WA	2.0	1.0	725	$1,395	$1.92	44d	1	0.66mi
415 SW 20th Ave Battle Ground, WA	1.0–2.0	1.0	888	$1,650	$1.86	2d	4	0.68mi
1511 SW 13th Ave Battle Ground, WA	1.0–3.0	1.0–2.0	882	$1,772	$2.01	2d	9	0.70mi
117 NE Clark Ave Battle Ground, WA	1.0–2.0	1.0	603	$1,548	$2.57	2d	4	0.74mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	15d	1	0.76mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	13d	1	0.76mi
1105 N Parkway Ave Battle Ground, WA	3.0	2.0	1384	$2,500	$1.81	3d	1	0.84mi
611 NW 20th Ave Battle Ground, WA	1.0–2.0	1.0	824	$1,607	$1.95	2d	3	0.84mi
821 SE 11th Pl Battle Ground, WA	2.0	2.5	1479	$2,050	$1.39	2d	1	0.93mi
1215 SE 5th St Battle Ground, WA	3.0	2.5	1496	$2,425	$1.62	44d	1	0.93mi
2301 SW 5th Pl Battle Ground, WA	3.0	2.5	1450	$2,595	$1.79	3d	1	0.97mi
318 Southwest Ave Battleground, WA	1.0	1.0	747	$1,350	$1.81	2d	1	1.06mi
917 SW 31st St Battle Ground, WA	1.0–2.0	1.0–2.0	913	$2,336	$2.56	2d	12	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $138,900 Active 8 DOM
2. 2026-06-17
   days on market $138,900 Active 7 DOM
3. 2026-06-16
   days on market $138,900 Active 6 DOM
4. 2026-06-15
   days on market $138,900 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $138,900 Active 3 DOM

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$589/yr (+$49/mo · 76.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,421
• − Mortgage interest: −$7,781
• − Property taxes: −$772
• − Insurance: −$694
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,041
• Taxable income: $3,865
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $4,997/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 — 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

+1289.0% since first listed

15 events — show timeline

• 2026-06-10 Listed $138,900 RMLS
• 2024-07-01 Sold (MLS) $155,000 RMLS
• 2024-06-13 Pending — RMLS
• 2024-06-09 Price Changed $155,000 RMLS
• 2023-09-28 Listed $160,000 RMLS
• 2006-06-23 Sold (MLS) $12,900 RMLS
• 2006-06-21 Sold (MLS) $12,900 NWMLS as Distributed by MLS Grid
• 2006-06-15 Delisted — RMLS
• 2006-05-16 Listed $13,750 NWMLS as Distributed by MLS Grid
• 2006-05-10 Listed $13,750 RMLS
• 2004-12-09 Sold (MLS) $11,000 RMLS
• 2004-11-30 Delisted — RMLS
• 2004-11-02 Listed $12,000 RMLS
• 1996-09-27 Sold (MLS) $10,000 RMLS
• 1996-08-19 Listed $10,000 RMLS

Property tax history

+171.6%/yr

Latest (2026): $772 · +1.7% YoY. Source: county tax records.