3921 E Fourth Plain Blvd #45 · Vancouver, WA 98661

$115,000

1 bd · 2.0 ba · 924 sqft · Manufactured public records · 39 Days on market

Built 1972 $124/sqft · 48% above area Est $77k · 48% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Pride of ownership shines throughout this meticulously maintained home located on a private corner lot in a desirable all-ages park. Tucked beside a peaceful creek and surrounded by mature trees, this property offers a rare sense of seclusion while still being close to everything. Enjoy relaxing or entertaining on the spacious deck and private yard with a tranquil, nature-filled setting that feels tucked away from the hustle and bustle. Conveniently located near shopping, dining, and the bus line, this hidden gem offers the perfect blend of privacy, comfort, and central convenience. Schedule your showing today!

Key facts

• Peaceful creek
• Spacious deck
• Private yard

Tags

• PRIVATE CORNER LOT
• PEACEFUL CREEK
• MATURE TREES
• SPACIOUS DECK
• PRIVATE YARD
• NATURE FILLED SETTING

Property features AI

Finance

• Other: Main living area approximately 924 (reported); Land lease / park lot information applies
• HOA & community: Community amenities: commons, management, meeting room, party room, road maintenance, snow removal, trash; Park: Vancouver Mobile Home Terrace; Pet policy: up to 2 pets with authorization, each under 35 lb; Space rent $771/month (renews in December for new tenants at $850); Land lease active (expires December 31, 2026)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity and gas available
• Home design: Manufactured home in park; Single-story; Model 70/14; Views of trees/woods; Approximately conditioned
• Construction: Built in 1972; Skirting foundation
• Exterior features: Tool shed; Yard; T-111 siding; Creek on property (Burnt Bridge Creek); Private, level lot with trees; Green belt; Leased land; Paved road access

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Gas hot water
• Bedrooms: Primary bedroom (Main level); 2nd bedroom (Main level); 3rd bedroom (Main level)
• Bathrooms: 1 full bathroom (Main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Ceiling fans; Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Zoned schools: Martin Luther King Elementary (433 students, 76% FRL); Mcloughlin Middle School (911 students, 84% FRL); Fort Vancouver High School (1,547 students, 76% FRL) — zoned schools average 79% FRL vs 44% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 270 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.30% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $77,480
• List price: $115,000
• Delta: 48.43%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3921 E Fourth Plain Blvd	0.00mi	2/1.0 (+1)	840 (-9%)	6mo	$73,000	$87	71
3909 E Fourth Plain Blvd #68	0.06mi	2/2.0 (+1)	840 (-9%)	9mo	$82,000	$98	70
3921 E Fourth Plain Blvd #72	0.00mi	2/1.0 (+1)	880 (-5%)	20mo	$77,500	$88	66
3921 E Fourth Plain Blvd #41	0.00mi	2/1.0 (+1)	832 (-10%)	16mo	$104,900	$126	61

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,738
• Equity at exit: $17,147

10-year hold

• IRR: 12.5%
• Equity multiple: 1.94×
• Total profit: $30,401
• Equity at exit: $9,943

Cash invested: $32,200 (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: 270
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $389

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 69%

Sensitivity live

Price	-10% $468	-5% $429	+0% $389	+5% $349	+10% $309
Rent	-10% $271	-5% $330	+0% $389	+5% $448	+10% $507
Rate	-1.0pp $447	-0.5pp $418	base $389	+0.5pp $359	+1.0pp $329

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: $28,750
• Closing costs: $3,450
• 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	3d	9	0.14mi
3700 E Fourth Plain Blvd Vancouver, WA	2.0	1.0	700	$1,409	$2.01	9d	1	0.23mi
3903 E 18th St #13 Vancouver, WA	2.0	1.0	900	$1,495	$1.66	23d	1	0.24mi
1604 Bryant St #13 Vancouver, WA	2.0	1.0	780	$1,475	$1.89	24d	1	0.26mi
4325 E 17th St Unit 1 Vancouver, WA	2.0	1.0	700	$1,489	$2.13	13d	1	0.27mi
4012 E 16th St Unit A Vancouver, WA	2.0	1.0	950	$1,350	$1.42	21d	1	0.30mi
3911 Plomondon St Vancouver, WA	2.0	1.5	900	$1,795	$1.99	24d	1	0.32mi
2478 Rossiter Ln Vancouver, WA	2.0–3.0	1.0–1.5	1100	$1,749	$1.59	4d	6	0.33mi
2815 Caples Ave Unit 1 Vancouver, WA	2.0	1.0	814	$1,695	$2.08	16d	1	0.38mi
3408 E 18th St Unit J Vancouver, WA	2.0	1.0	830	$1,695	$2.04	23d	1	0.39mi
3408 E 18th St Unit 3408-J Vancouver, WA	2.0	1.0	830	$1,695	$2.04	24d	1	0.39mi
4402 Gibbons St Unit 1 Vancouver, WA	2.0	1.0	890	$1,649	$1.85	24d	1	0.39mi
4601 E 18th St Vancouver, WA	1.0–3.0	1.0–2.0	1010	$1,383	$1.37	3d	13	0.39mi
2920 Falk Rd Vancouver, WA	2.0–3.0	2.5–3.0	1268	$2,375	$1.87	3d	1	0.39mi
2900 General Anderson Ave Vancouver, WA	1.0–3.0	1.0–2.0	880	$1,336	$1.52	4d	5	0.40mi
4420 Gibbons St Unit B Vancouver, WA	2.0	1.0	900	$1,395	$1.55	13d	1	0.41mi
2212 Carlson Rd Vancouver, WA	2.0	1.0	780	$1,420	$1.82	12d	1	0.43mi
2615 Neals Ln Vancouver, WA	2.0	1.0	850	$1,390	$1.64	4d	1	0.43mi
3311 E 21st St Apt 12 Vancouver, WA	2.0	1.0	825	$1,200	$1.45	19d	1	0.43mi
3308 E 24th Cir Vancouver, WA	1.0	1.0	700	$1,795	$2.56	19d	1	0.44mi
2000 Laurel Pl Vancouver, WA	1.0	1.0	570	$1,195	$2.10	24d	1	0.44mi
2817 Neals Ln Vancouver, WA	2.0	1.0	900	$1,275	$1.42	24d	1	0.47mi
3100 Falk Rd Vancouver, WA	2.0–3.0	2.0–3.0	1234	$1,649	$1.34	3d	4	0.48mi
2009 Norris Rd Unit 6 Vancouver, WA	2.0	1.0	850	$1,295	$1.52	24d	1	0.48mi
3622 E 13th St Vancouver, WA	2.0	1.0	800	$1,700	$2.12	21d	1	0.52mi
1530 Ash St Vancouver, WA	2.0	1.5	1020	$1,450	$1.42	16d	1	0.58mi
4918 Plomondon St Vancouver, WA	2.0	2.0	1000	$1,695	$1.70	9d	1	0.60mi
4500 Nicholson Rd Vancouver, WA	2.0–3.0	2.0	1034	$1,549	$1.50	3d	8	0.65mi
3212 E 13th St Unit 3214-2 Vancouver, WA	2.0	1.0	952	$1,595	$1.68	24d	1	0.66mi
2815 E 19th St Apt Q Vancouver, WA	2.0	1.0	850	$1,395	$1.64	23d	1	0.68mi
2815 E 19th St Unit D Vancouver, WA	2.0	1.0	850	$1,395	$1.64	24d	1	0.68mi
5500 NE Fourth Plain Blvd Vancouver, WA	1.0–2.0	1.0–2.0	768	$1,384	$1.80	4d	4	0.69mi
5203 Ogden Ct Unit B Vancouver, WA	2.0	2.0	1118	$1,999	$1.79	9d	1	0.72mi
2810 Fairmount Ave Vancouver, WA	1.0	1.0	650	$1,650	$2.54	24d	1	0.75mi
3011 Fairmount Ave Unit 3011 Vancouver, WA	2.0	1.0	1000	$1,725	$1.73	24d	1	0.78mi
3218 Edgewood Dr Unit 3224 D Vancouver, WA	2.0	1.0	890	$1,495	$1.68	24d	1	0.79mi
5114 NE 34th St Vancouver, WA	2.0	2.0	998	$1,595	$1.60	24d	1	0.79mi
2909 NE 57th Ave Vancouver, WA	2.0	1.5	1024	$1,939	$1.89	3d	3	0.84mi
2012 Y St Unit 2014 Vancouver, WA	2.0	1.0	720	$1,450	$2.01	11d	1	0.87mi
5406 NE 34th St Unit A2 Vancouver, WA	2.0	1.5	1014	$2,095	$2.07	24d	1	0.88mi

Listing history 14 events

1. 2026-06-21
   days on market $115,000 Active 39 DOM
2. 2026-06-18
   days on market $115,000 Active 36 DOM
3. 2026-06-17
   days on market $115,000 Active 35 DOM
4. 2026-06-16
   days on market $115,000 Active 34 DOM
5. 2026-06-15
   days on market $115,000 Active 33 DOM
6. 2026-06-13
   days on market $115,000 Active 31 DOM
7. 2026-06-09
   days on market $115,000 Active 27 DOM
8. 2026-06-08
   days on market $115,000 Active 26 DOM
9. 2026-06-07
   days on market $115,000 Active 25 DOM
10. 2026-06-03
    days on market $115,000 Active 21 DOM
11. 2026-06-02
    days on market $115,000 Active 20 DOM
12. 2026-06-01
    days on market $115,000 Active 19 DOM
13. 2026-05-31
    days on market $115,000 Active 18 DOM
14. 2026-05-13
    listed $115,000 Active 618-char remark

ⓘ 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: $17,979
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$3,345
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,943/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 — 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

1 event — show timeline

• 2026-05-13 Listed $115,000 RMLS

Property tax history

+19.8%/yr

Latest (2026): $199 · +53.6% YoY. Source: county tax records.