3909 E 4th Plain Blvd #47 · Vancouver, WA 98661

$99,975

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 331 Days on market

Built 2024 Good condition $128/sqft · 30% above area Est $73k · 36% over ↓ 13% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Buyer Bonus: 3-months lot rent included! New Singlewide for sale at Totem Pole Mobile Estates (55+). 2 bed / 1 bath / 750 Square feet. Be the first to live in this beautiful home. Enjoy a kitchen with plenty of storage and an island countertop, W/ D hookups, and off-street parking. Totem Pole Mobile Estates is conveniently located and close to everything Vancouver has to offer. Come make it yours!

Key facts

• Island countertop
• Conveniently located
• Built 2024

Tags

• KITCHEN WITH PLENTY OF STORAGE
• ISLAND COUNTERTOP
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.7% in Vancouver — 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 (#62 in WA, #1,133 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, cost of living D-.
• 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); 266 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,978 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 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. Crime grade is F 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: 1.58% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.01%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $73,297
• List price: $99,975
• Delta: 36.40%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3921 E 4th Plain Blvd #54	0.06mi	2/1.0	784 (0%)	7mo	$58,000	$74	91
3921 E Fourth Plain Blvd	0.06mi	2/1.0	840 (+7%)	6mo	$73,000	$87	80
3921 E 4th Plain Blvd #37	0.06mi	2/1.0	784 (0%)	23mo	$75,000	$96	78
3909 E Fourth Plain Blvd #68	0.00mi	2/2.0	840 (+7%)	9mo	$82,000	$98	77
3921 E Fourth Plain Blvd #41	0.06mi	2/1.0	832 (+6%)	16mo	$104,900	$126	74
3921 E Fourth Plain Blvd #72	0.06mi	2/1.0	880 (+12%)	20mo	$77,500	$88	60
3921 E Fourth Plain Blvd #3	0.06mi	2/1.0	676 (-14%)	19mo	$65,000	$96	58

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.75×
• Total profit: $20,941
• Equity at exit: $14,907

10-year hold

• IRR: 26.4%
• Equity multiple: 3.21×
• Total profit: $61,949
• Equity at exit: $8,644

Cash invested: $27,993 (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 98661

• Rents YoY: 2.0%
• Active inventory: 266
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $607

Break-even live

Break-even rent $810

Max offer price $99,975

Occupancy floor 57%

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: $24,994
• Closing costs: $2,999
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 E Fourth Plain Blvd Vancouver, WA	1.0	1.0	600	$1,249	$2.08	2d	9	0.18mi
3700 E Fourth Plain Blvd Vancouver, WA	2.0	1.0	700	$1,409	$2.01	7d	1	0.18mi
3903 E 18th St #13 Vancouver, WA	2.0	1.0	900	$1,495	$1.66	22d	1	0.23mi
1604 Bryant St #13 Vancouver, WA	2.0	1.0	780	$1,475	$1.89	23d	1	0.26mi
4325 E 17th St Unit 1 Vancouver, WA	2.0	1.0	700	$1,489	$2.13	12d	1	0.29mi
2478 Rossiter Ln Vancouver, WA	2.0–3.0	1.0–1.5	1100	$1,749	$1.59	3d	6	0.29mi
4012 E 16th St Unit A Vancouver, WA	2.0	1.0	950	$1,350	$1.42	20d	1	0.31mi
3911 Plomondon St Vancouver, WA	2.0	1.5	900	$1,795	$1.99	23d	1	0.33mi
4706 Sheridan Dr Vancouver, WA	3.0	1.0	1000	$2,300	$2.30	2d	1	0.33mi
3408 E 18th St Unit J Vancouver, WA	2.0	1.0	830	$1,695	$2.04	22d	1	0.34mi
3408 E 18th St Unit 3408-J Vancouver, WA	2.0	1.0	830	$1,695	$2.04	23d	1	0.34mi
2920 Falk Rd Vancouver, WA	2.0–3.0	2.5–3.0	1268	$2,375	$1.87	2d	1	0.38mi
3311 E 21st St Apt 12 Vancouver, WA	2.0	1.0	825	$1,200	$1.45	17d	1	0.39mi
2000 Laurel Pl Vancouver, WA	1.0	1.0	570	$1,195	$2.10	23d	1	0.40mi
3308 E 24th Cir Vancouver, WA	1.0	1.0	700	$1,795	$2.56	17d	1	0.40mi
2615 Neals Ln Vancouver, WA	2.0	1.0	850	$1,390	$1.64	2d	1	0.40mi
2815 Caples Ave Unit 1 Vancouver, WA	2.0	1.0	814	$1,695	$2.08	14d	1	0.40mi
4402 Gibbons St Unit 1 Vancouver, WA	2.0	1.0	890	$1,649	$1.85	23d	1	0.41mi
4601 E 18th St Vancouver, WA	1.0–3.0	1.0–2.0	1010	$1,752	$1.74	2d	13	0.43mi
2900 General Anderson Ave Vancouver, WA	1.0–3.0	1.0–2.0	880	$1,591	$1.81	3d	5	0.43mi
2817 Neals Ln Vancouver, WA	2.0	1.0	900	$1,275	$1.42	23d	1	0.44mi
2009 Norris Rd Unit 6 Vancouver, WA	2.0	1.0	850	$1,295	$1.52	23d	1	0.44mi
4420 Gibbons St Unit B Vancouver, WA	2.0	1.0	900	$1,395	$1.55	12d	1	0.44mi
3100 Falk Rd Vancouver, WA	2.0–3.0	2.0–3.0	1234	$1,649	$1.34	1d	4	0.47mi
2212 Carlson Rd Vancouver, WA	2.0	1.0	780	$1,420	$1.82	11d	1	0.48mi
3622 E 13th St Vancouver, WA	2.0	1.0	800	$1,700	$2.12	20d	1	0.50mi
1530 Ash St Vancouver, WA	2.0	1.5	1020	$1,450	$1.42	14d	1	0.54mi
3212 E 13th St Unit 3214-2 Vancouver, WA	2.0	1.0	952	$1,595	$1.68	23d	1	0.62mi
2815 E 19th St Unit D Vancouver, WA	2.0	1.0	850	$1,395	$1.64	23d	1	0.63mi
2815 E 19th St Apt Q Vancouver, WA	2.0	1.0	850	$1,395	$1.64	22d	1	0.63mi
4918 Plomondon St Vancouver, WA	2.0	2.0	1000	$1,695	$1.70	7d	1	0.63mi
4500 Nicholson Rd Vancouver, WA	2.0–3.0	2.0	1034	$1,549	$1.50	2d	8	0.66mi
2810 Fairmount Ave Vancouver, WA	1.0	1.0	650	$1,650	$2.54	23d	1	0.71mi
5500 NE Fourth Plain Blvd Vancouver, WA	1.0–2.0	1.0–2.0	768	$1,659	$2.16	2d	4	0.73mi
3011 Fairmount Ave Unit 3011 Vancouver, WA	2.0	1.0	1000	$1,725	$1.73	23d	1	0.74mi
5203 Ogden Ct Unit B Vancouver, WA	2.0	2.0	1118	$1,999	$1.79	7d	1	0.75mi
3218 Edgewood Dr Unit 3224 D Vancouver, WA	2.0	1.0	890	$1,495	$1.68	23d	1	0.76mi
2012 Y St Unit 2014 Vancouver, WA	2.0	1.0	720	$1,450	$2.01	10d	1	0.82mi
5114 NE 34th St Vancouver, WA	2.0	2.0	998	$1,595	$1.60	23d	1	0.82mi
2431 E 16th St Vancouver, WA	2.0	1.5	1040	$1,762	$1.69	23d	1	0.85mi

Listing history 14 events

1. 2026-06-18
   days on market $99,975 Active 331 DOM
2. 2026-06-17
   days on market $99,975 Active 330 DOM
3. 2026-06-16
   days on market $99,975 Active 329 DOM
4. 2026-06-15
   days on market $99,975 Active 328 DOM
5. 2026-06-13
   days on market $99,975 Active 326 DOM
6. 2026-06-09
   days on market $99,975 Active 322 DOM
7. 2026-06-08
   days on market $99,975 Active 321 DOM
8. 2026-06-07
   days on market $99,975 Active 320 DOM
9. 2026-06-03
   days on market $99,975 Active 316 DOM
10. 2026-06-02
    days on market $99,975 Active 315 DOM
11. 2026-06-01
    days on market $99,975 Active 314 DOM
12. 2026-05-31
    days on market $99,975 Active 313 DOM
13. 2025-12-04
    price $99,975
14. 2025-07-22
    listed $115,000 Active

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$89/yr (+$7/mo · 10.0%)

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

Taxation est. · year 1

• Rental income: $18,941
• − Mortgage interest: −$5,600
• − Property taxes: −$891
• − Insurance: −$500
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,908
• Taxable income: $6,011
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,838/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 · 10 photos

Good 80/100 Cosmetic rehab

This mobile home is in excellent condition with a fresh paint job and modern updates. It's move-in ready and offers a good return on investment.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both New flooring in bathrooms — Enhances aesthetics and value
• Both New kitchen backsplash — Modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring in bathrooms — Enhances aesthetics and value ↑
• Both New kitchen backsplash — Modernizes kitchen 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: 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 — Vancouver

• Score: 82/100
• State rank: #62
• US rank: #1133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vancouver, WA
• County: Clark County · 513,189 people
• City population: 360,195
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 50,743
• Household income: $76,913
• Rent vs Own: 57.3% rent · 42.7% own
• Severe rent burden: 2384.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 14% Black 4% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Portuguese 3% Subsaharan African 3%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 14% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -567.83%
• Current HPI: 308.3632
• Rent YoY: ▲ 2.05%
• 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

-13.1% since first listed

2 events — show timeline

• 2025-12-04 Price Changed $99,975 NWMLS as Distributed by MLS Grid
• 2025-07-22 Listed $115,000 NWMLS as Distributed by MLS Grid