15619 NE Caples Rd #44 · Brush Prairie, WA 98606

$145,000

2 bd · 2.0 ba · 1,060 sqft · Manufactured public records · 141 Days on market

Built 1995 $137/sqft · 32% above area Est $110k · 32% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in a great location, perfectly situated close to groceries, shopping, and medical facilities for your convenience. Vaulted ceilings and beautiful laminate flooring create a spacious and inviting atmosphere. Enjoy an open concept kitchen and dining room, ideal for entertaining. Step outside to a sweet family park nestled among the trees, featuring natural landscaping that provides a serene escape right in your community. Sip your coffee on the back deck, listening to the birds. Newer furnace and heat pump. Includes a covered carport and a handy tool shed for all your storage needs. Residents also benefit from access to a community recreation room and park, perfect for socializing and outdoor activities. This home offers a wonderful blend of comfort, convenience, and community, a perfect place to create lasting memories.

Key facts

• Natural landscaping
• Open concept kitchen
• Tool shed

Tags

• OPEN CONCEPT KITCHEN
• NATURAL LANDSCAPING
• BACK DECK
• COVERED CARPORT
• TOOL SHED
• COMMUNITY RECREATION ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#103 in WA, #1,980 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities 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.
• Market conditions: 72 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 A-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?
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: 1.74% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.13%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $109,903
• List price: $145,000
• Delta: 31.93%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15619 NE Caples Rd #7	0.00mi	3/2.0 (+1)	1,188 (+12%)	4mo	$140,000	$118	72
15619 NE Caples Rd #95	0.00mi	2/1.0	924 (-13%)	6mo	$73,650	$80	69
15619 NE Caples Rd #140	0.00mi	3/2.0 (+1)	924 (-13%)	10mo	$48,000	$52	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 1.97×
• Total profit: $39,321
• Equity at exit: $21,620

10-year hold

• IRR: 31.5%
• Equity multiple: 3.84×
• Total profit: $115,232
• Equity at exit: $12,537

Cash invested: $40,600 (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 98606

• Active inventory: 72
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,516 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $986

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 56%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 SE 34th St Battle Ground, WA	3.0	2.0	1228	$2,695	$2.19	1d	1	1.46mi
917 SW 31st St Battle Ground, WA	1.0–2.0	1.0–2.0	913	$2,336	$2.56	1d	12	1.47mi

Listing history 22 events

1. 2026-06-07
   status $145,000 Pending 141 DOM
2. 2026-06-03
   days on market $145,000 Active 141 DOM
3. 2026-06-02
   days on market $145,000 Active 140 DOM
4. 2026-06-01
   days on market $145,000 Active 139 DOM
5. 2026-05-31
   days on market $145,000 Active 138 DOM
6. 2026-04-28
   price $145,000 855-char remark

   Show marketing remark (855 chars)

   Welcome to your new home in a great location, perfectly situated close to groceries, shopping, and medical facilities for your convenience. Vaulted ceilings and beautiful laminate flooring create a spacious and inviting atmosphere. Enjoy an open concept kitchen and dining room, ideal for entertaining. Step outside to a sweet family park nestled among the trees, featuring natural landscaping that provides a serene escape right in your community. Sip your coffee on the back deck, listening to the birds. Newer furnace and heat pump. Includes a covered carport and a handy tool shed for all your storage needs. Residents also benefit from access to a community recreation room and park, perfect for socializing and outdoor activities. This home offers a wonderful blend of comfort, convenience, and community, a perfect place to create lasting memories.

7. 2026-03-19
   price $149,000 855-char remark

   Show marketing remark (855 chars)

   Welcome to your new home in a great location, perfectly situated close to groceries, shopping, and medical facilities for your convenience. Vaulted ceilings and beautiful laminate flooring create a spacious and inviting atmosphere. Enjoy an open concept kitchen and dining room, ideal for entertaining. Step outside to a sweet family park nestled among the trees, featuring natural landscaping that provides a serene escape right in your community. Sip your coffee on the back deck, listening to the birds. Newer furnace and heat pump. Includes a covered carport and a handy tool shed for all your storage needs. Residents also benefit from access to a community recreation room and park, perfect for socializing and outdoor activities. This home offers a wonderful blend of comfort, convenience, and community, a perfect place to create lasting memories.

8. 2026-01-13
   listed $153,000 Active 855-char remark

   Show marketing remark (855 chars)

   Welcome to your new home in a great location, perfectly situated close to groceries, shopping, and medical facilities for your convenience. Vaulted ceilings and beautiful laminate flooring create a spacious and inviting atmosphere. Enjoy an open concept kitchen and dining room, ideal for entertaining. Step outside to a sweet family park nestled among the trees, featuring natural landscaping that provides a serene escape right in your community. Sip your coffee on the back deck, listening to the birds. Newer furnace and heat pump. Includes a covered carport and a handy tool shed for all your storage needs. Residents also benefit from access to a community recreation room and park, perfect for socializing and outdoor activities. This home offers a wonderful blend of comfort, convenience, and community, a perfect place to create lasting memories.

9. 2025-01-31
   soldstatus $145,000 Closed 524-char remark

   Show marketing remark (524 chars)

   Country Setting Conveniently Located-This darling well maintained 2 Bedroom, 2 Bathroom home is located in Brush Prairie. As you enter the home, you are greeted with vaulted ceiling, with an open concept kitchen and dinning room that creates a perfect space for you and your family. This home features updated flooring throughout. New furnace and heat pump too! Washer and dryer included with the sale if desired. Covered carport, with a tool shed to keep all your cars and tools dry. Community features a Rec-Room and park!

10. 2025-01-12
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Country Setting Conveniently Located-This darling well maintained 2 Bedroom, 2 Bathroom home is located in Brush Prairie. As you enter the home, you are greeted with vaulted ceiling, with an open concept kitchen and dinning room that creates a perfect space for you and your family. This home features updated flooring throughout. New furnace and heat pump too! Washer and dryer included with the sale if desired. Covered carport, with a tool shed to keep all your cars and tools dry. Community features a Rec-Room and park!

11. 2024-12-20
    price $150,000 524-char remark

    Show marketing remark (524 chars)

    Country Setting Conveniently Located-This darling well maintained 2 Bedroom, 2 Bathroom home is located in Brush Prairie. As you enter the home, you are greeted with vaulted ceiling, with an open concept kitchen and dinning room that creates a perfect space for you and your family. This home features updated flooring throughout. New furnace and heat pump too! Washer and dryer included with the sale if desired. Covered carport, with a tool shed to keep all your cars and tools dry. Community features a Rec-Room and park!

12. 2024-12-14
    price $155,000 524-char remark

    Show marketing remark (524 chars)

    Country Setting Conveniently Located-This darling well maintained 2 Bedroom, 2 Bathroom home is located in Brush Prairie. As you enter the home, you are greeted with vaulted ceiling, with an open concept kitchen and dinning room that creates a perfect space for you and your family. This home features updated flooring throughout. New furnace and heat pump too! Washer and dryer included with the sale if desired. Covered carport, with a tool shed to keep all your cars and tools dry. Community features a Rec-Room and park!

13. 2024-12-11
    listed $160,000 Active 524-char remark

    Show marketing remark (524 chars)

    Country Setting Conveniently Located-This darling well maintained 2 Bedroom, 2 Bathroom home is located in Brush Prairie. As you enter the home, you are greeted with vaulted ceiling, with an open concept kitchen and dinning room that creates a perfect space for you and your family. This home features updated flooring throughout. New furnace and heat pump too! Washer and dryer included with the sale if desired. Covered carport, with a tool shed to keep all your cars and tools dry. Community features a Rec-Room and park!

14. 2021-09-20
    soldstatus $105,900 Sold
15. 2021-08-09
    status Pending
16. 2021-07-20
    listed $105,900 Active
17. 2009-08-28
    soldstatus $27,750
18. 2009-08-14
    historical
19. 2009-02-26
    listed $30,000
20. 2005-04-20
    soldstatus $34,500
21. 2005-04-12
    historical
22. 2005-03-09
    listed $34,500

ⓘ 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: $30,194
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$4,218
• Taxable income: $10,122
• Est. tax owed @ 24.0%: −$2,429
• After-tax cash flow: $9,399/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 — Brush Prairie

• Score: 79/100
• State rank: #103
• US rank: #1980

Category grades

Amenities F Commute B- Cost of living F 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: Brush Prairie, WA
• Population (ZIP): 9,431

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 (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Subsaharan African 5% Portuguese 5% Italian 4%
• Foreign-born: 5% · South Korea
• Languages at home: 91% English-only · Russian/Polish/Slavic 4% 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: ▼ -203.88%
• Current HPI: 301.8147
• 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

+320.3% since first listed

17 events — show timeline

• 2026-04-28 Price Changed $145,000 RMLS
• 2026-03-19 Price Changed $149,000 RMLS
• 2026-01-13 Listed $153,000 RMLS
• 2025-01-31 Sold (MLS) $145,000 RMLS
• 2025-01-12 Pending — RMLS
• 2024-12-20 Price Changed $150,000 RMLS
• 2024-12-14 Price Changed $155,000 RMLS
• 2024-12-11 Listed $160,000 RMLS
• 2021-09-20 Sold (MLS) $105,900 RMLS
• 2021-08-09 Pending — RMLS
• 2021-07-20 Listed $105,900 RMLS
• 2009-08-28 Sold (MLS) $27,750 RMLS
• 2009-08-14 Delisted — RMLS
• 2009-02-26 Listed $30,000 RMLS
• 2005-04-20 Sold (MLS) $34,500 RMLS
• 2005-04-12 Delisted — RMLS
• 2005-03-09 Listed $34,500 RMLS

Property tax history

-3.6%/yr

Latest (2026): $195 · -4.3% YoY. Source: county tax records.