369 Gun Club Rd #79 · Woodland, WA 98674

$105,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 48 Days on market

Built 1994 $59/sqft · 13% below area Est $121k · 13% under ↓ 22% since listing

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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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Gated community
• Private deck
• Fully remodeled

Tags

• GATED COMMUNITY
• FULLY REMODELED
• LUXURY VINYL PLANK FLOORING
• FENCED BACKYARD
• PRIVATE DECK
• COMMUNITY CENTER

Property features AI

Finance

• Other: Property located in a manufactured home park
• Financial info: Land lease in effect (monthly lot rent); Land lease expires March 1, 2027
• HOA & community: Senior community; Association provides exterior maintenance, gated access, grounds maintenance, road maintenance, management and meeting/party rooms; Association covers water, sewer, trash and other utilities

Exterior

• Parking: Covered driveway; Attached carport (tandem) with one garage space; Parking available
• Security: Entry security features; Gated community
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park; Residential property, single-level living; Updated/remodeled condition; Territorial view; Gated flag lot with private access
• Construction: Built in 1994; Cement and lap siding exterior; Composition roof; Pillar/post/pier foundation with skirting
• Exterior features: Deck; Fenced yard; Patio; Tool shed and workshop; Yard

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Island; Pantry; Range hood; Vaulted ceiling in kitchen
• Bedrooms: Primary bedroom on main level with ensuite, walk-in closet and double closet; Second bedroom on main level with closet; Third bedroom on main level with closet
• Flooring: Luxury vinyl plank / vinyl flooring throughout
• Bathrooms: Two full bathrooms on the main level; Primary bathroom updated/remodeled with double sinks and walk-in shower; Second bathroom with bathtub/shower
• Heating & cooling: Forced air heating; Window cooling unit(s); Electric water heater
• Interior features: One-level living with accessibility features; Walk-in shower in primary bathroom; Garage door opener; High-speed internet; Luxury vinyl plank / vinyl flooring throughout; Vaulted ceilings; Washer and dryer (in unit); Double-pane windows with vinyl frames; Crawl space basement with exterior entry
• Laundry & utility: Dedicated laundry room on main level with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 2.7% in Woodland — 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 77/100 on livability (#152 in WA, #3,252 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B+; Watch: commute F.
• Woodland School District (town): math 48% / reading 62% proficiency, ranked #94 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Fork Elementary School (445 students, 36% FRL); Woodland Middle School (682 students, 49% FRL); Woodland High School (658 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).
• This rent runs 34% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cowlitz County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.54% ✓
• Cap rate: 22.74%
• Cash-on-cash: 58.74%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

• ARV (median comp): $121,000
• List price: $105,000
• Delta: -13.22%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369 Gun Club Rd #101	0.06mi	3/2.0	1,782 (0%)	1mo	$95,000	$53	96
369 GUN CLUB Rd #48	0.04mi	3/2.0	1,782 (0%)	8mo	$90,000	$51	92
369 Gun Club Rd #117	0.03mi	3/2.0	1,809 (+2%)	6mo	$149,000	$82	91
369 Gun Club Rd #53	0.09mi	3/2.0	1,726 (-3%)	3mo	$125,000	$72	88
603 Insel Rd	0.17mi	2/2.0 (-1)	1,620 (-9%)	3mo	$325,000	$201	69
205 Forest Park Rd	0.42mi	3/2.0	1,944 (+9%)	16mo	$520,000	$267	52
1804 Springwood St	0.63mi	4/2.0 (+1)	1,984 (+11%)	11mo	$460,000	$232	37

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: 38.0%
• Equity multiple: 2.62×
• Total profit: $47,751
• Equity at exit: $15,656

10-year hold

• IRR: 44.6%
• Equity multiple: 5.28×
• Total profit: $125,720
• Equity at exit: $9,078

Cash invested: $29,400 (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 98674

• Home prices YoY: -21.8%
• Active inventory: 220
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,670 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $1,013

Break-even live

Break-even rent $1,388

Max offer price $105,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,072	-5% $1,042	+0% $1,013	+5% $983	+10% $953
Rent	-10% $802	-5% $907	+0% $1,013	+5% $1,118	+10% $1,224
Rate	-1.0pp $1,066	-0.5pp $1,039	base $1,013	+0.5pp $985	+1.0pp $958

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 York St Unit 2 Woodland, WA	3.0	2.0	1497	$2,529	$1.69	44d	1	0.26mi

Listing history 19 events

1. 2026-06-19
   days on market $105,000 Active 48 DOM
2. 2026-06-18
   days on market $105,000 Active 47 DOM
3. 2026-06-17
   days on market $105,000 Active 46 DOM
4. 2026-06-16
   days on market $105,000 Active 45 DOM
5. 2026-06-15
   days on market $105,000 Active 44 DOM
6. 2026-06-14
   pricedays on market $105,000 Active 42 DOM
7. 2026-06-13
   pricedays on market $115,000 Active 41 DOM
8. 2026-06-10
   days on market $120,000 Active 39 DOM
9. 2026-06-09
   days on market $120,000 Active 38 DOM
10. 2026-06-08
    days on market $120,000 Active 37 DOM
11. 2026-06-07
    days on market $120,000 Active 36 DOM
12. 2026-06-05
    days on market $120,000 Active 33 DOM
13. 2026-06-03
    days on market $120,000 Active 32 DOM
14. 2026-06-02
    days on market $120,000 Active 31 DOM
15. 2026-06-01
    days on market $120,000 Active 30 DOM
16. 2026-05-31
    days on market $120,000 Active 29 DOM
17. 2026-05-30
    days on market $120,000 Active 28 DOM
18. 2026-05-17
    price $120,000 678-char remark
19. 2026-05-02
    listed $135,000 Active 678-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: $905 · $75/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$124/yr (+$10/mo · 13.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,036
• − Mortgage interest: −$5,882
• − Property taxes: −$905
• − Insurance: −$5,644
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$3,055
• Taxable income: $11,425
• Est. tax owed @ 24.0%: −$2,742
• After-tax cash flow: $9,410/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: Woodland School District
• NCES district ID: 5310050
• Math proficiency: 48% ▲ 4.00%
• Reading proficiency: 62% ▲ 4.00%
• Median HH income: $60,973
• Composite: 49.77/100
• National rank: #4219
• State rank: #94 of 291 in WA

Livability — Woodland

• Score: 77/100
• State rank: #152
• US rank: #3252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland, WA
• County: Clark County · 513,189 people
• City population: 17,525
• Metro: Longview, WA
• Population (ZIP): 17,525
• Household income: $94,245
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 209.0

Population outlook (Cowlitz County) Hauer SSP2

• Today (2025): 104,780 people
• By 2030: 103,980 · -0.8%
• By 2040: 100,769 · -3.8%
• By 2050: 96,685 · -7.7%
• By 2075: 86,454 · -17.5%
• By 2100: 74,052 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 9% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Cowlitz

• 2024 margin: R (+19.9) · D 38.7% · R 58.6% · Other 2.7%
• 2008→2024 swing: -31.1pp toward R · 2008: 11.2pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+17.4 2016: R+13.7 2012: D+4.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.68%
• Current HPI: 333.4106
• Rent YoY: —
• Metro: Longview, 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

-22.2% since first listed

4 events — show timeline

• 2026-06-13 Price Changed $105,000 RMLS
• 2026-06-10 Price Changed $115,000 RMLS
• 2026-05-17 Price Changed $120,000 RMLS
• 2026-05-02 Listed $135,000 RMLS

Property tax history

+2.6%/yr

Latest (2026): $905 · -5.5% YoY. Source: county tax records.