1709 NE 78th St · Hazel Dell, WA 98665

$95,000

2 bd · 2.0 ba · 1,420 sqft · Land · 6 Days on market

Built 1971 $67/sqft · 27% below area Est $130k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• 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

Tucked into the quiet SW corner of Hazel Dell MHC (55+), this beautifully maintained double-wide offers 2 bedrooms, 2 baths, and 1,420 sq. ft. of easy single-level living. A welcoming layout features both a living room and a family room—perfect for hosting or spreading out. The roomy private suite includes a walk-in closet and a bathroom with a walk-in shower. You’ll love the year-round comfort of A/C and the convenience of a carport, covered porch/patio, and two storage/tool sheds. Enjoy a peaceful yard setting away from traffic, plus an ultra-convenient location with quick access to I-5, shopping, and services. Appliances are included. Park approval required.

Key facts

• Double-wide
• Walk-in closet
• Private bath

Tags

• DOUBLE-WIDE
• SINGLE-LEVEL LIVING
• SPACIOUS LIVING ROOM
• SEPARATE FAMILY ROOM
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 17.8% vs local median 3.2% 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, schools F.
• Vancouver School District (suburban): math 43% / reading 53% proficiency, ranked #156 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 187 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $657 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 + 2.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 23y ago; this cycle's ask is 73% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.08%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $130,197
• List price: $95,000
• Delta: -27.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.5%
• Equity multiple: 2.53×
• Total profit: $40,661
• Equity at exit: $14,165

10-year hold

• IRR: 42.6%
• Equity multiple: 4.84×
• Total profit: $102,267
• Equity at exit: $8,214

Cash invested: $26,600 (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: 187
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $911

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 49%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7306 NE 16th Ave #1 Vancouver, WA	2.0	1.0	988	$1,395	$1.41	23d	1	0.18mi
7900 NE 18th Ave Vancouver, WA	1.0–3.0	1.0	755	$1,408	$1.86	2d	4	0.20mi
8005 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	849	$2,045	$2.41	7d	14	0.24mi
1437 NE 82nd Dr Vancouver, WA	3.0	2.5	1500	$2,695	$1.80	2d	1	0.32mi
8003 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	845	$2,045	$2.42	7d	16	0.32mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$1,975	$1.83	2d	10	0.34mi
1307 NE 70th St Vancouver, WA	3.0	2.0	1802	$2,829	$1.57	23d	1	0.37mi
1106 NE 83rd St Vancouver, WA	1.0–3.0	1.0–2.5	1058	$1,932	$1.83	20d	1	0.50mi
7317 NE Hazel Dell Ave #10 Vancouver, WA	2.0	1.0	1037	$1,395	$1.35	23d	1	0.58mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	15d	1	0.59mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	12d	1	0.59mi
1532 NE 87th Way Vancouver, WA	3.0	2.5	1418	$2,295	$1.62	23d	1	0.61mi
3005 NE 75th St Vancouver, WA	3.0	2.5	1849	$2,615	$1.41	22d	1	0.66mi
1016 NE 86th St Vancouver, WA	2.0	1.0	950	$1,475	$1.55	23d	1	0.67mi
3008 NE 74th St Vancouver, WA	3.0	2.5	1834	$2,450	$1.34	16d	1	0.68mi
6208 NE 17th Ave Vancouver, WA	2.0	2.0	981	$1,575	$1.60	4d	7	0.68mi
608 NE 86th St Vancouver, WA	2.0	2.0	1031	$1,825	$1.77	3d	1	0.78mi
8415 NE Hazel Dell Ave Vancouver, WA	2.0–3.0	1.0	871	$1,500	$1.72	1d	4	0.78mi
405 NE 85th St Vancouver, WA	2.0	1.5	1116	$2,299	$2.06	2d	1	0.82mi
9211 NE 15th Ave Vancouver, WA	1.0–3.0	1.0–2.0	900	$1,649	$1.83	2d	22	0.83mi
145 NW 76th St Vancouver, WA	3.0	2.5	1349	$2,245	$1.66	7d	1	0.87mi
6304 NE 4th Ave Vancouver, WA	2.0	1.0	985	$1,499	$1.52	17d	1	0.90mi
8500 NE Hazel Dell Ave Vancouver, WA	1.0–2.0	1.0–2.0	837	$1,675	$2.00	10d	2	0.92mi
9501 NE 19th Ave Vancouver, WA	1.0–2.0	1.0–2.5	844	$2,099	$2.49	3d	20	0.94mi
8111 NE 36th Ct Vancouver, WA	3.0	2.5	1512	$2,295	$1.52	7d	1	1.03mi
9703 NE Tenny Creek Dr Vancouver, WA	3.0	2.5	1592	$2,295	$1.44	23d	1	1.04mi
7714 NE 39th Ct Vancouver, WA	1.0–2.0	1.0–2.0	921	$2,035	$2.21	2d	12	1.04mi
8007 NE 38th Ave Vancouver, WA	3.0	2.5	1477	$2,395	$1.62	3d	1	1.08mi
1801 NE 99th St Unit 9802-6 Vancouver, WA	2.0	1.5	910	$1,395	$1.53	23d	1	1.09mi
2009 NE 102nd Cir Vancouver, WA	3.0	2.5	1530	$2,595	$1.70	2d	1	1.25mi
10117 NE 9th Ave Vancouver, WA	1.0–2.0	1.0–2.0	790	$1,470	$1.86	2d	8	1.30mi
4013 NE 89th Way Vancouver, WA	3.0	2.5	1532	$2,550	$1.66	11d	1	1.38mi
10316 NE Stutz Rd Vancouver, WA	2.0	1.0	880	$1,300	$1.48	23d	1	1.38mi
10223 NE Notchlog Dr Vancouver, WA	2.0	1.0	665	$1,646	$2.48	7d	1	1.39mi
1115 NE 105th St Vancouver, WA	1.0–2.0	1.0–2.0	835	$1,615	$1.93	7d	6	1.44mi
5010 NE 29th Ave Vancouver, WA	3.0	2.5	1585	$2,495	$1.57	3d	1	1.44mi
5009 NE 29th Ave Vancouver, WA	3.0	2.5	1588	$3,200	$2.02	3d	1	1.46mi

Listing history 41 events

1. 2026-06-18
   days on market $95,000 Active 6 DOM
2. 2026-06-17
   days on market $95,000 Active 5 DOM
3. 2026-06-16
   days on market $95,000 Active 4 DOM
4. 2026-06-15
   days on market $95,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   days on marketlisting id $95,000 Active 1 DOM
7. 2026-06-09
   days on market $95,000 Active 299 DOM
8. 2026-06-08
   days on market $95,000 Active 298 DOM
9. 2026-06-07
   days on market $95,000 Active 297 DOM
10. 2026-06-03
    days on market $95,000 Active 293 DOM
11. 2026-06-02
    days on market $95,000 Active 292 DOM
12. 2026-06-01
    days on market $95,000 Active 291 DOM
13. 2026-05-31
    days on market $95,000 Active 290 DOM
14. 2026-05-15
    status Active 681-char remark

    Show marketing remark (681 chars)

    Tucked into the quiet SW corner of Hazel Dell MHC (55+), this beautifully maintained double-wide offers 2 bedrooms, 2 baths, and 1,420 sq. ft. of easy single-level living. A welcoming layout features both a living room and a family room—perfect for hosting or spreading out. The roomy private suite includes a walk-in closet and a bathroom with a walk-in shower. You’ll love the year-round comfort of A/C and the convenience of a carport, covered porch/patio, and two storage/tool sheds. Enjoy a peaceful yard setting away from traffic, plus an ultra-convenient location with quick access to I-5, shopping, and services. Appliances are included. Park approval required.

15. 2026-05-12
    listed $54,999 Active 1590-char remark

    Show marketing remark (1590 chars)

    Home is in the Hazel Dell MHC 1709 NE 78th St. Unit 50. This is a 55+ Senior Park. Space rent is $1200/mo. with a 1-time credit by the park of $1200. Contact Karen @ 360-977-0378 for more information/viewing. Motivated Seller!! Let's talk. This single wide home in the 55+ Hazel Dell MHC has a floor plan that gives a very roomy feel! It boasts an over-sized kitchen that could be plumbed quickly to accommodate a washer and dryer. The kitchen is large enough. It has a large living-room area as well with the additional space built after market. The private, relaxing back yard with a nice deck borders Heritage Farms and gives you a country feel. It has a storage area with the carport. Some additional amenities include: Fresh exterior and interior paint throughout, new carpet throughout, new bathroom floor, new faucets in shower and kitchen, new windows, spacious kitchen with new countertops, convection oven and is very close to the facility's laundry room. The unit boasts a 'split' unit in the kitchen for air conditioning. Residents enjoy access to a clubhouse for community events and gatherings, with a nice sized kitchen and billiards room, a sports court that offers bocce ball, corn hole and horse shoe along with picnic tables and a lounging area and a dog park, all within a neighborhood known for friendly neighbors and walkable streets. The location is convenient to shopping, dining, I-5, and public transit. P. S. Please do not respond with "Is this still available?" If you are seeing the ad, it is still available. I will take the posting down once sold

16. 2026-04-16
    price $95,000 681-char remark

    Show marketing remark (681 chars)

    Tucked into the quiet SW corner of Hazel Dell MHC (55+), this beautifully maintained double-wide offers 2 bedrooms, 2 baths, and 1,420 sq. ft. of easy single-level living. A welcoming layout features both a living room and a family room—perfect for hosting or spreading out. The roomy private suite includes a walk-in closet and a bathroom with a walk-in shower. You’ll love the year-round comfort of A/C and the convenience of a carport, covered porch/patio, and two storage/tool sheds. Enjoy a peaceful yard setting away from traffic, plus an ultra-convenient location with quick access to I-5, shopping, and services. Appliances are included. Park approval required.

17. 2026-02-02
    price $116,000 681-char remark

    Show marketing remark (681 chars)

    Tucked into the quiet SW corner of Hazel Dell MHC (55+), this beautifully maintained double-wide offers 2 bedrooms, 2 baths, and 1,420 sq. ft. of easy single-level living. A welcoming layout features both a living room and a family room—perfect for hosting or spreading out. The roomy private suite includes a walk-in closet and a bathroom with a walk-in shower. You’ll love the year-round comfort of A/C and the convenience of a carport, covered porch/patio, and two storage/tool sheds. Enjoy a peaceful yard setting away from traffic, plus an ultra-convenient location with quick access to I-5, shopping, and services. Appliances are included. Park approval required.

18. 2025-09-15
    price $128,900 681-char remark

    Show marketing remark (681 chars)

    Tucked into the quiet SW corner of Hazel Dell MHC (55+), this beautifully maintained double-wide offers 2 bedrooms, 2 baths, and 1,420 sq. ft. of easy single-level living. A welcoming layout features both a living room and a family room—perfect for hosting or spreading out. The roomy private suite includes a walk-in closet and a bathroom with a walk-in shower. You’ll love the year-round comfort of A/C and the convenience of a carport, covered porch/patio, and two storage/tool sheds. Enjoy a peaceful yard setting away from traffic, plus an ultra-convenient location with quick access to I-5, shopping, and services. Appliances are included. Park approval required.

19. 2025-08-14
    listed $135,000 Active 681-char remark

    Show marketing remark (681 chars)

    Tucked into the quiet SW corner of Hazel Dell MHC (55+), this beautifully maintained double-wide offers 2 bedrooms, 2 baths, and 1,420 sq. ft. of easy single-level living. A welcoming layout features both a living room and a family room—perfect for hosting or spreading out. The roomy private suite includes a walk-in closet and a bathroom with a walk-in shower. You’ll love the year-round comfort of A/C and the convenience of a carport, covered porch/patio, and two storage/tool sheds. Enjoy a peaceful yard setting away from traffic, plus an ultra-convenient location with quick access to I-5, shopping, and services. Appliances are included. Park approval required.

20. 2021-11-08
    soldstatus $115,000 Sold
21. 2021-09-21
    status Pending
22. 2021-09-17
    status Active
23. 2021-09-06
    status Pending
24. 2021-09-02
    listed $115,000 Active
25. 2021-07-29
    soldstatus $85,000 Sold
26. 2021-07-10
    listed $85,000
27. 2021-07-10
    historical
28. 2018-05-02
    soldstatus $74,000 Sold
29. 2018-03-21
    historical
30. 2018-03-08
    listed $79,900
31. 2017-03-13
    soldstatus $95,000 Sold
32. 2017-02-23
    status Pending
33. 2017-02-23
    listed $95,000 Active
34. 2016-02-23
    soldstatus $79,000 Sold
35. 2016-02-23
    status Pending
36. 2016-02-12
    historical Active with Bumpable Contingency
37. 2016-01-26
    listed $84,900 Active
38. 2003-11-06
    soldstatus $20,000
39. 2003-10-09
    historical
40. 2003-09-12
    listed $20,000
41. 2000-01-05
    soldstatus $1,958,400

ⓘ 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: $23,806
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$2,764
• Taxable income: $10,012
• Est. tax owed @ 24.0%: −$2,403
• After-tax cash flow: $8,525/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: Vancouver School District
• NCES district ID: 5309270
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,562
• Composite: 43.45/100
• National rank: #6479
• State rank: #156 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

• Census place: Hazel Dell, WA
• 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

-97.2% since first listed

28 events — show timeline

• 2026-05-15 Relisted — RMLS
• 2026-05-12 Listed $54,999 FSBO.com
• 2026-04-16 Price Changed $95,000 RMLS
• 2026-02-02 Price Changed $116,000 RMLS
• 2025-09-15 Price Changed $128,900 RMLS
• 2025-08-14 Listed $135,000 RMLS
• 2021-11-08 Sold (MLS) $115,000 RMLS
• 2021-09-21 Pending — RMLS
• 2021-09-17 Relisted — RMLS
• 2021-09-06 Pending — RMLS
• 2021-09-02 Listed $115,000 RMLS
• 2021-07-29 Sold (MLS) $85,000 RMLS
• 2021-07-10 Delisted — RMLS
• 2021-07-10 Listed $85,000 RMLS
• 2018-05-02 Sold (MLS) $74,000 NWMLS as Distributed by MLS Grid
• 2018-03-21 Delisted — NWMLS as Distributed by MLS Grid
• 2018-03-08 Listed $79,900 NWMLS as Distributed by MLS Grid
• 2017-03-13 Sold (MLS) $95,000 RMLS
• 2017-02-23 Pending — RMLS
• 2017-02-23 Listed $95,000 RMLS
• 2016-02-23 Sold (MLS) $79,000 RMLS
• 2016-02-23 Pending — RMLS
• 2016-02-12 Contingent — RMLS
• 2016-01-26 Listed $84,900 RMLS
• 2003-11-06 Sold (MLS) $20,000 RMLS
• 2003-10-09 Delisted — RMLS
• 2003-09-12 Listed $20,000 RMLS
• 2000-01-05 Sold (Public Records) $1,958,400 Public Records

Property tax history

+66.5%/yr

Latest (2026): $104,021 · +7.6% YoY. Source: county tax records.