11515 NE 71st St #54 · Five Corners, WA 98662

$179,900

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 140 Days on market

Built 2020 Good condition $133/sqft · 38% above area Est $136k · 33% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like-new 2020-built 3-bed, 2-bath mobile home with extended driveway & corner lot! Don't miss this rare-to-find home with a private yard & covered 30x10 patio! Laminated flooring all through the home excluding bedrooms, kitchen island, & a dedicated laundry room. Excellent location, just walking distance to Orchards Elementary, parks & shopping! Clean & well-maintained park; space rent is $1,160 plus utilities. The home was built in 2020 and is still like new!

Key facts

• Private yard
• Covered patio
• Extended driveway

Tags

• EXTENDED DRIVEWAY
• CORNER LOT
• PRIVATE YARD
• COVERED PATIO
• KITCHEN ISLAND
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.1% in Five Corners — 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 74/100 on livability (#186 in WA, #4,956 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety A-; Watch: schools D+, crime D+, amenities F.
• Evergreen School District (Clark) (urban): math 41% / reading 51% proficiency, ranked #164 of 291 in WA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 219 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $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 140 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (median comp): $135,550
• List price: $179,900
• Delta: 32.72%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11515 NE 71st St #72	0.00mi	3/2.0	1,213 (-10%)	5mo	$150,000	$124	79
11005 NE 76th St #46	0.17mi	3/2.0	1,404 (+4%)	10mo	$164,700	$117	78
11515 NE 71st St #70	0.00mi	3/2.0	1,152 (-15%)	2mo	$53,000	$46	73
10913 NE 69th St	0.17mi	3/2.0	1,451 (+7%)	16mo	$172,400	$119	66
7300 NE 100th Ave #43	0.67mi	3/2.0	1,346 (-0%)	14mo	$149,900	$111	56
7300 NE 100th Ave #36	0.67mi	3/2.0	1,296 (-4%)	20mo	$167,000	$129	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $730
• Equity at exit: $26,824

10-year hold

• IRR: 6.9%
• Equity multiple: 1.45×
• Total profit: $22,632
• Equity at exit: $15,554

Cash invested: $50,372 (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 98662

• Rents YoY: -0.2%
• Active inventory: 219
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$943
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $570

Break-even live

Break-even rent $1,452

Max offer price $179,900

Occupancy floor 69%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11603 NE 71st St Vancouver, WA	1.0–3.0	1.0–2.0	991	$2,563	$2.59	2d	55	0.21mi
7815 NE 117th Ave Unit 7815-2 Vancouver, WA	3.0	1.5	1200	$1,845	$1.54	44d	1	0.48mi
6117 NE 105th Ave Vancouver, WA	3.0	2.5	1521	$2,249	$1.48	22d	1	0.58mi
7020 NE 100th Ct Vancouver, WA	2.0	1.0	980	$1,649	$1.68	20d	1	0.58mi
10300 NE 61st Cir Unit 10404 Vancouver, WA	3.0	2.5	1653	$2,495	$1.51	8d	1	0.67mi
10300 NE 61st Cir Unit 10315 Vancouver, WA	3.0	2.5	1486	$2,495	$1.68	24d	1	0.67mi
6001 NE 102nd Ave Vancouver, WA	2.0–3.0	2.0	1125	$1,850	$1.64	2d	6	0.70mi
9807 NE 76th Way Vancouver, WA	3.0	2.5	1461	$2,345	$1.60	2d	2	0.72mi
11328 NE 51st Cir Vancouver, WA	2.0–4.0	1.0–2.0	1086	$1,862	$1.71	8d	8	0.89mi
5264 NE 121st Ave Vancouver, WA	2.0	2.0	944	$1,850	$1.96	44d	1	0.96mi
11412 NE 49th St Vancouver, WA	1.0–2.0	1.0–2.0	810	$1,730	$2.14	2d	6	1.11mi
11716 NE 49th St Vancouver, WA	1.0–3.0	1.0–2.5	1090	$2,250	$2.06	8d	15	1.12mi
4821 NE 110th Ave Vancouver, WA	2.0	2.0	1020	$1,595	$1.56	24d	3	1.14mi
11205 NE 49th St Unit 11209B Vancouver, WA	2.0	1.0	1104	$1,675	$1.52	12d	1	1.17mi
11205 NE 49th St Unit 11303D Vancouver, WA	2.0	1.0	944	$1,595	$1.69	20d	1	1.17mi
13608 NE 72nd St Vancouver, WA	1.0–2.0	1.0–2.0	839	$1,599	$1.90	2d	2	1.24mi
7415 NE 136th Ave Vancouver, WA	3.0	2.5	1674	$2,495	$1.49	44d	1	1.28mi
4825 NE 124th Ct Vancouver, WA	3.0	2.5	1586	$2,295	$1.45	44d	1	1.31mi
12600 NE 49th St Unit F16 Vancouver, WA	2.0	2.0	1170	$1,695	$1.45	24d	1	1.33mi
5719 NE 135th Ave Vancouver, WA	3.0	2.0	1260	$1,995	$1.58	44d	1	1.33mi
8313 NE 134th Pl Vancouver, WA	3.0	3.0	1520	$2,650	$1.74	44d	1	1.34mi
9013 NE 54th St Vancouver, WA	2.0	2.0	1033	$1,405	$1.36	2d	2	1.36mi
9009 NE 54th St Vancouver, WA	1.0–3.0	1.0–2.0	1175	$2,500	$2.13	2d	7	1.40mi
6719 NE 139th Pl Vancouver, WA	3.0	2.5	1492	$2,570	$1.72	44d	1	1.40mi
5502 NE 89th Ave Vancouver, WA	3.0	2.5	1723	$2,395	$1.39	3d	1	1.40mi
6715 NE 139th Pl Vancouver, WA	3.0	2.5	1423	$2,400	$1.69	4d	1	1.40mi
13815 NE 63rd St Vancouver, WA	3.0	2.5	1601	$2,395	$1.50	24d	1	1.40mi
6509 NE 139th Ct Vancouver, WA	3.0	2.0	1525	$2,529	$1.66	44d	1	1.41mi
8778 NE 54th St Vancouver, WA	1.0–2.0	1.0–2.0	857	$1,911	$2.23	3d	9	1.50mi
4202 NE Morrow Rd Vancouver, WA	3.0	2.0	1155	$2,395	$2.07	44d	1	1.50mi
4202 NE Morrow Rd #201 Vancouver, WA	3.0	2.0	1155	$2,345	$2.03	44d	1	1.50mi
4202 NE Morrow Rd #203 Vancouver, WA	2.0	1.5	921	$1,795	$1.95	44d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $179,900 Active 140 DOM
2. 2026-06-17
   days on market $179,900 Active 139 DOM
3. 2026-06-16
   days on market $179,900 Active 138 DOM
4. 2026-06-15
   days on market $179,900 Active 137 DOM
5. 2026-06-13
   days on market $179,900 Active 135 DOM
6. 2026-06-13
   days on market $179,900 Active 134 DOM
7. 2026-06-09
   days on market $179,900 Active 131 DOM
8. 2026-06-08
   days on market $179,900 Active 130 DOM
9. 2026-06-07
   days on market $179,900 Active 129 DOM
10. 2026-06-03
    days on market $179,900 Active 125 DOM
11. 2026-06-02
    days on market $179,900 Active 124 DOM
12. 2026-06-01
    days on market $179,900 Active 123 DOM
13. 2026-05-31
    days on market $179,900 Active 122 DOM
14. 2026-04-17
    price $189,900 485-char remark

    Show marketing remark (485 chars)

    Like-new 2020-built 3-bed, 2-bath mobile home with extended driveway & corner lot! Don't miss this rare-to-find home with a private yard & covered 30x10 patio! Laminated flooring all through the home excluding bedrooms, kitchen island, & a dedicated laundry room. Excellent location, just walking distance to Orchards Elementary, parks & shopping! Clean & well-maintained park; space rent is $1,160 plus utilities. The home was built in 2020 and is still like new!

15. 2026-01-29
    listed $199,900 Active 485-char remark

    Show marketing remark (485 chars)

    Like-new 2020-built 3-bed, 2-bath mobile home with extended driveway & corner lot! Don't miss this rare-to-find home with a private yard & covered 30x10 patio! Laminated flooring all through the home excluding bedrooms, kitchen island, & a dedicated laundry room. Excellent location, just walking distance to Orchards Elementary, parks & shopping! Clean & well-maintained park; space rent is $1,160 plus utilities. The home was built in 2020 and is still like new!

16. 2020-12-11
    soldstatus $140,000 Sold 285-char remark

    Show marketing remark (285 chars)

    Brand new manufactured home featuring 3 bedrooms and 2 bathrooms. Master suite includes walk in closet & full bathroom.It has a utility room for washer/dryer and extra room for shelves, ironing board etc. New stairs on front and side. Out side it has a shed for storage, bikes etc.

17. 2020-11-04
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Brand new manufactured home featuring 3 bedrooms and 2 bathrooms. Master suite includes walk in closet & full bathroom.It has a utility room for washer/dryer and extra room for shelves, ironing board etc. New stairs on front and side. Out side it has a shed for storage, bikes etc.

18. 2020-10-15
    status Active 285-char remark

    Show marketing remark (285 chars)

    Brand new manufactured home featuring 3 bedrooms and 2 bathrooms. Master suite includes walk in closet & full bathroom.It has a utility room for washer/dryer and extra room for shelves, ironing board etc. New stairs on front and side. Out side it has a shed for storage, bikes etc.

19. 2020-09-15
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Brand new manufactured home featuring 3 bedrooms and 2 bathrooms. Master suite includes walk in closet & full bathroom.It has a utility room for washer/dryer and extra room for shelves, ironing board etc. New stairs on front and side. Out side it has a shed for storage, bikes etc.

20. 2020-08-19
    listed $144,000 Active 285-char remark

    Show marketing remark (285 chars)

    Brand new manufactured home featuring 3 bedrooms and 2 bathrooms. Master suite includes walk in closet & full bathroom.It has a utility room for washer/dryer and extra room for shelves, ironing board etc. New stairs on front and side. Out side it has a shed for storage, bikes etc.

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$220/yr (+$18/mo · 14.3%)

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

Taxation est. · year 1

• Rental income: $26,073
• − Mortgage interest: −$10,077
• − Property taxes: −$1,543
• − Insurance: −$900
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$5,233
• Taxable income: $4,149
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $5,839/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 80/100 None rehab

This 2020-built mobile home is in excellent condition with good curb appeal and a private yard. It's ready for a new owner to move in and enjoy!

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Resale Replace countertops — Modernizes kitchen and adds value
• Resale Replace flooring — Modernizes and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Resale Replace countertops — Modernizes kitchen and adds value ↑
• Resale Replace flooring — Modernizes and adds value ↑

ⓘ 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: Evergreen School District (Clark)
• NCES district ID: 5302700
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $59,418
• Composite: 42.53/100
• National rank: #6859
• State rank: #164 of 291 in WA

Livability — Five Corners

• Score: 74/100
• State rank: #186
• US rank: #4956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Five Corners, WA
• County: Clark County · 513,189 people
• City population: 38,008
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 37,723
• Household income: $94,303
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1189.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 10% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Subsaharan African 4% Italian 4% Portuguese 3%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 78% English-only · Russian/Polish/Slavic 8% Spanish 7% Other Indo-European 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: ▼ -322.04%
• Current HPI: 304.1275
• Rent YoY: ▼ -0.21%
• 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

+31.9% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $189,900 RMLS
• 2026-01-29 Listed $199,900 RMLS
• 2020-12-11 Sold (MLS) $140,000 RMLS
• 2020-11-04 Pending — RMLS
• 2020-10-15 Relisted — RMLS
• 2020-09-15 Pending — RMLS
• 2020-08-19 Listed $144,000 RMLS

Property tax history

+9.1%/yr

Latest (2026): $1,543 · +56.2% YoY. Source: county tax records.