2355 Sparrow Loop #169 · Kelso, WA 98626

$85,000

3 bd · 2.0 ba · 1,674 sqft · Manufactured · 17 Days on market

Built 1990 Good condition 4,680 sqft lot Est $75k · 13% over

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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 +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This meticulously maintained manufactured home in the desirable Brookhollow Estates 55+ community is move-in ready and packed with updates. Recent improvements include a NEW roof, fresh interior paint, NEW blinds throughout and luxury vinyl flooring in the kitchen, laundry room and bathrooms. The bathrooms have also been refreshed with new toilets and sinks.The spacious primary bedroom features a private en-suite bath, while the split-bedroom floor plan provides added privacy and functionality. Enjoy multiple living spaces, including a comfortable living room and a large family room perfect for entertaining or relaxing.Outside, you'll find a welcoming front deck and a convenient storage shed. The backyard backs up to an open field, offering peaceful views and no neighbors directly behind the home.Don't miss this opportunity to own a beautifully updated home in a sought-after community. Schedule your private tour today!

Key facts

• 4,680 sq ft lot
• Built 1990
• Listed 17 days

Property features AI

Finance

• Other: Buyer brokerage compensation: 2.25%
• Financial info: Listing terms: Cash, Conventional
• HOA & community: Brookhollow manufactured home park; Park has clubhouse, common area, RV parking, trails; 169 homes in park; Senior community; Park approved for sale; Land lease: $885

Exterior

• Parking: Carport
• Utilities: Public water (City of Kelso); Public sewer (City of Kelso); Electric power (Cowlitz PUD); Electric water heater; Electric energy source
• Home design: Manufactured double-wide home; One level; Entry level: One; Very good condition
• Construction: Composition roof; Tie down foundation; Manufactured house (double wide); Manufactured after 06/15/1976
• Exterior features: Paved lot; Has view; Awnings; Patio/porch/deck

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Water heater; Ceiling fan(s); Double pane windows; Jetted/soaking tub; Skylights; Vaulted ceilings; Walk-in closet; Patio/porch/deck; Bath off primary
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 3.4% in Kelso — 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 65/100 on livability (#324 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: health & safety C-, amenities F, commute F.
• Kelso School District (suburban): math 35% / reading 53% proficiency, ranked #191 of 291 in WA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Butler Acres Elementary (406 students, 60% FRL); Coweeman Middle School (570 students, 64% FRL); Kelso High School (1,424 students, 61% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 219 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 4.1% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.21% ✓
• Cap rate: 18.93%
• Cash-on-cash: 45.14%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $75,330
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2355 Sparrow Loop #169	0.00mi	3/2.0	1,674 (0%)	20mo	$60,000	$36	84
2365 Kingfisher	0.02mi	3/2.0	1,782 (+6%)	11mo	$130,000	$73	79
2393 Nightingale Ln	0.10mi	2/2.0 (-1)	1,751 (+5%)	9mo	$162,100	$93	75
316 Peacock Ln	0.20mi	3/2.0	1,782 (+6%)	15mo	$165,000	$93	68
2388 Sparrow Loop #155	0.08mi	2/2.0 (-1)	1,440 (-14%)	1mo	$64,900	$45	67
2430 Meadowlark Ln	0.23mi	3/2.0	1,440 (-14%)	2mo	$57,900	$40	64
2425 Kingfisher Ln	0.16mi	3/2.0	1,440 (-14%)	13mo	$45,000	$31	58
2415 Nightingale Ln	0.15mi	3/2.0	1,440 (-14%)	16mo	$70,000	$49	56
2423 Nightingale Ln	0.17mi	2/2.0 (-1)	1,440 (-14%)	12mo	$55,000	$38	54

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 · 4.1% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 2.91×
• Total profit: $45,369
• Equity at exit: $12,674

10-year hold

• IRR: 50.0%
• Equity multiple: 6.12×
• Total profit: $121,849
• Equity at exit: $7,349

Cash invested: $23,800 (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 98626

• Rents YoY: 4.1%
• Active inventory: 219
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $895

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 47%

Sensitivity live

Price	-10% $954	-5% $925	+0% $895	+5% $866	+10% $836
Rent	-10% $747	-5% $821	+0% $895	+5% $969	+10% $1,043
Rate	-1.0pp $938	-0.5pp $917	base $895	+0.5pp $873	+1.0pp $851

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Cardinal Ln Unit None Kelso, WA	3.0	2.0	1223	$1,700	$1.39	45d	1	0.18mi
910 Elizabeth St Kelso, WA	3.0	1.0	1075	$1,625	$1.51	45d	1	1.12mi

Listing history 13 events

1. 2026-06-21
   days on market $85,000 Active 17 DOM
2. 2026-06-19
   days on market $85,000 Active 15 DOM
3. 2026-06-18
   days on market $85,000 Active 14 DOM
4. 2026-06-17
   days on market $85,000 Active 13 DOM
5. 2026-06-16
   days on market $85,000 Active 12 DOM
6. 2026-06-15
   days on market $85,000 Active 11 DOM
7. 2026-06-14
   days on market $85,000 Active 9 DOM
8. 2026-06-13
   days on market $85,000 Active 8 DOM
9. 2026-06-10
   days on market $85,000 Active 6 DOM
10. 2026-06-09
    days on market $85,000 Active 5 DOM
11. 2026-06-08
    days on market $85,000 Active 4 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $85,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,521
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$2,473
• Taxable income: $9,983
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $8,346/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in Brookhollow Estates 55+ community is in good condition with recent updates and a welcoming front deck.

Value-add opportunities

• Both painting exterior — enhances curb appeal and value
• Both landscaping — improves curb appeal and enhances property value
• Resale upgrading appliances — attracts more buyers with modern appliances

Renovation cost estimate screening

Value-add ROI direction

• Both painting exterior — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Resale upgrading appliances — attracts more buyers with modern appliances ↑

ⓘ 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: Kelso School District
• NCES district ID: 5300003
• Math proficiency: 35% ▼ -2.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $47,840
• Composite: 39.83/100
• National rank: #7963
• State rank: #191 of 291 in WA

Livability — Kelso

• Score: 65/100
• State rank: #324
• US rank: #12232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kelso, WA
• County: Cowlitz County · 77,527 people
• City population: 26,892
• Metro: Longview, WA
• Population (ZIP): 26,892
• Household income: $75,528
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 722.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Slovak 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 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: ▼ -321.36%
• Current HPI: 262.8196
• Rent YoY: ▲ 4.10%
• 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

+0.1% since first listed

14 events — show timeline

• 2026-06-04 Listed $85,000 NWMLS as Distributed by MLS Grid
• 2026-06-04 Listed $85,000 RMLS
• 2024-11-01 Sold (MLS) $60,000 RMLS
• 2024-11-01 Sold (MLS) $60,000 NWMLS as Distributed by MLS Grid
• 2024-10-19 Pending — NWMLS as Distributed by MLS Grid
• 2024-10-19 Pending — RMLS
• 2024-10-14 Price Changed $70,000 NWMLS as Distributed by MLS Grid
• 2024-10-14 Price Changed $70,000 RMLS
• 2024-10-08 Relisted — NWMLS as Distributed by MLS Grid
• 2024-10-08 Relisted — RMLS
• 2024-09-29 Pending — RMLS
• 2024-09-29 Pending — NWMLS as Distributed by MLS Grid
• 2024-09-20 Listed $84,900 RMLS
• 2024-09-20 Listed $84,900 NWMLS as Distributed by MLS Grid