6811 NE 124th Ave #52 · Orchards, WA 98682

$130,000

2 bd · 2.0 ba · 1,430 sqft · Manufactured public records · 43 Days on market

Built 1980 $91/sqft · 15% below area Est $153k · 15% under

---

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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious double-wide offering solid value in a standout, Vancouver community. Major updates provide long-term peace of mind, including a 5-year-old metal roof and a 2-year-old water heater. The layout features 2 bedrooms, 2 full baths, a home office, and vaulted ceilings in the living room. All kitchen appliances are included (glass cooktop, oven, dishwasher, and refrigerator). The $688 monthly space rent is a standout feature, covering water, sewer, and garbage. Enjoy a straightforward application process with friendly on-site management. This is a solid, clean canvas ready for your personal touch.

Key facts

• Kitchen appliances
• Double-wide
• Metal roof

Tags

• DOUBLE-WIDE
• METAL ROOF
• WATER HEATER
• KITCHEN APPLIANCES
• SPACE RENT
• ON-SITE MANAGEMENT

Property features AI

Finance

• Other: Lot rent charged monthly
• Financial info: Land lease in effect (space rent listed monthly); Land lease expiration: September 1, 2026
• HOA & community: Space rent covers water, sewer, and garbage; Association handles sewer, trash, and water; Park name: Golden West Mobile Manor; Pet restrictions — contact park manager

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric fuel for heating and hot water
• Home design: Manufactured home in park (residential, resale); Single-story; Wood siding; Metal roof; Main living all on one level; No notable view
• Construction: Built in 1980; Wood siding construction; Metal roof
• Exterior features: Covered deck; Patio; Tool shed; Yard; Level lot; Paved road access

Interior

• Kitchen: Built-in oven; Cooktop; Free-standing refrigerator; Dishwasher; Vinyl flooring in kitchen
• Bedrooms: Primary bedroom (main) with soaking tub, vinyl flooring, wainscoting, and walk-in shower; Second bedroom (main)
• Flooring: Wood floors in living room; Vinyl flooring in kitchen and primary bath; Laminate flooring elsewhere
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Zoned heating; No central air listed
• Interior features: One-level living with walk-in shower; Laminate flooring; Vaulted ceilings; Wainscoting
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.8% in Orchards — 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 75/100 on livability (#168 in WA, #4,101 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, commute A-; Watch: crime D+, amenities F, cost of living 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.
• Zoned schools: Sifton Elementary School (465 students, 61% FRL); Covington Middle School (868 students, 73% FRL); Heritage High School (1,625 students, 68% FRL) — zoned schools average 67% FRL vs 39% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 461 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $899 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 + 0.6% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.61% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.64%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (median comp): $153,121
• List price: $130,000
• Delta: -15.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13217 NE 59th St #94	0.60mi	2/2.0	1,476 (+3%)	12mo	$150,000	$102	57
13217 NE 59th St #81	0.60mi	3/2.0 (+1)	1,400 (-2%)	9mo	$140,000	$100	56
13216 NE 59th St #25	0.52mi	3/2.0 (+1)	1,344 (-6%)	7mo	$123,100	$92	55
13217 NE 59th St #126	0.59mi	2/2.0	1,568 (+10%)	4mo	$140,000	$89	53
13217 NE 59th St #104	0.60mi	3/2.0 (+1)	1,586 (+11%)	16mo	$165,000	$104	35

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.81×
• Total profit: $29,349
• Equity at exit: $19,383

10-year hold

• IRR: 27.0%
• Equity multiple: 3.13×
• Total profit: $77,562
• Equity at exit: $11,240

Cash invested: $36,400 (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 98682

• Rents YoY: 0.6%
• Active inventory: 461
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$682
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $869

Break-even live

Break-even rent $994

Max offer price $130,000

Occupancy floor 54%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13608 NE 72nd St Vancouver, WA	1.0–2.0	1.0–2.0	839	$1,599	$1.90	2d	2	0.45mi
7415 NE 136th Ave Vancouver, WA	3.0	2.5	1674	$2,495	$1.49	44d	1	0.52mi
6719 NE 139th Pl Vancouver, WA	3.0	2.5	1492	$2,570	$1.72	44d	1	0.57mi
6715 NE 139th Pl Vancouver, WA	3.0	2.5	1423	$2,400	$1.69	4d	1	0.58mi
6509 NE 139th Ct Vancouver, WA	3.0	2.0	1525	$2,529	$1.66	44d	1	0.59mi
13815 NE 63rd St Vancouver, WA	3.0	2.5	1601	$2,395	$1.50	24d	1	0.62mi
11603 NE 71st St Vancouver, WA	1.0–3.0	1.0–2.0	991	$2,132	$2.15	2d	55	0.63mi
5719 NE 135th Ave Vancouver, WA	3.0	2.0	1260	$1,995	$1.58	44d	1	0.68mi
7815 NE 117th Ave Unit 7815-2 Vancouver, WA	3.0	1.5	1200	$1,845	$1.54	44d	1	0.71mi
8313 NE 134th Pl Vancouver, WA	3.0	3.0	1520	$2,650	$1.74	44d	1	0.82mi
5264 NE 121st Ave Vancouver, WA	2.0	2.0	944	$1,850	$1.96	44d	1	0.94mi
12600 NE 49th St Unit F16 Vancouver, WA	2.0	2.0	1170	$1,695	$1.45	24d	1	1.08mi
11328 NE 51st Cir Vancouver, WA	2.0–4.0	1.0–2.0	1086	$1,549	$1.43	8d	8	1.09mi
4825 NE 124th Ct Vancouver, WA	3.0	2.5	1586	$2,295	$1.45	44d	1	1.12mi
11716 NE 49th St Vancouver, WA	1.0–3.0	1.0–2.5	1090	$1,788	$1.64	8d	15	1.13mi
6900 NE 154th Ave Vancouver, WA	1.0–3.0	1.0–2.0	921	$2,062	$2.24	2d	13	1.21mi
11412 NE 49th St Vancouver, WA	1.0–2.0	1.0–2.0	810	$1,730	$2.14	2d	6	1.22mi
6117 NE 105th Ave Vancouver, WA	3.0	2.5	1521	$2,249	$1.48	22d	1	1.23mi
13806 NE 47th St Vancouver, WA	3.0	2.0	1185	$2,779	$2.35	20d	1	1.27mi
15116 NE 80th St Vancouver, WA	3.0	2.0	1253	$2,500	$2.00	2d	1	1.29mi
15116 NE 80th St Vancouver, WA	3.0	2.0	1253	$2,500	$2.00	2d	1	1.29mi
10300 NE 61st Cir Unit 10404 Vancouver, WA	3.0	2.5	1653	$2,495	$1.51	8d	1	1.33mi
10300 NE 61st Cir Unit 10315 Vancouver, WA	3.0	2.5	1486	$2,495	$1.68	24d	1	1.33mi
6001 NE 102nd Ave Vancouver, WA	2.0–3.0	2.0	1125	$1,750	$1.56	2d	6	1.34mi
11205 NE 49th St Unit 11209B Vancouver, WA	2.0	1.0	1104	$1,675	$1.52	12d	1	1.35mi
11205 NE 49th St Unit 11303D Vancouver, WA	2.0	1.0	944	$1,595	$1.69	20d	1	1.35mi
4821 NE 110th Ave Vancouver, WA	2.0	2.0	1020	$1,595	$1.56	24d	3	1.38mi
7020 NE 100th Ct Vancouver, WA	2.0	1.0	980	$1,649	$1.68	20d	1	1.41mi
4303 NE 136th Ave Vancouver, WA	3.0	2.5	1736	$2,500	$1.44	44d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $130,000 Active 43 DOM
2. 2026-06-17
   days on market $130,000 Active 42 DOM
3. 2026-06-16
   days on market $130,000 Active 41 DOM
4. 2026-06-15
   days on market $130,000 Active 40 DOM
5. 2026-06-13
   days on market $130,000 Active 38 DOM
6. 2026-06-13
   days on market $130,000 Active 37 DOM
7. 2026-06-09
   days on market $130,000 Active 34 DOM
8. 2026-06-08
   days on market $130,000 Active 33 DOM
9. 2026-06-07
   days on market $130,000 Active 32 DOM
10. 2026-06-03
    days on market $130,000 Active 28 DOM
11. 2026-06-02
    days on market $130,000 Active 27 DOM
12. 2026-06-01
    days on market $130,000 Active 26 DOM
13. 2026-05-31
    days on market $130,000 Active 25 DOM
14. 2026-04-29
    listed $130,000 Active 605-char remark

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$679/yr (+$57/mo · 114.1%)

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

Taxation est. · year 1

• Rental income: $25,128
• − Mortgage interest: −$7,282
• − Property taxes: −$595
• − Insurance: −$650
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$3,782
• Taxable income: $8,798
• Est. tax owed @ 24.0%: −$2,112
• After-tax cash flow: $8,313/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: 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 — Orchards

• Score: 75/100
• State rank: #168
• US rank: #4101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orchards, WA
• County: Clark County · 513,189 people
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 68,305
• Household income: $99,918
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1618.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 13% Asian 6% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 79% English-only · Spanish 8% Russian/Polish/Slavic 6% 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: ▼ -303.95%
• Current HPI: 307.0529
• Rent YoY: ▲ 0.63%
• 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

1 event — show timeline

• 2026-04-29 Listed $130,000 RMLS

Property tax history

+8.1%/yr

Latest (2026): $595 · +65.4% YoY. Source: county tax records.