10505 NE 53rd Ave #25 · Barberton, WA 98660

$105,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 130 Days on market

Built 1974 $109/sqft · 59% below area

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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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained manufactured home in 55+ Nomad Community Estates. Covered front porch overlooks a quiet, well kept neighborhood. Spacious living area with fireplace and natural light. Roof replaced approximately three years ago. Brand new heat and A/C system installed July 2025. Space rent is $763/month and includes water, sewer, and garbage. Convenient Vancouver location near shopping and amenities. Contact your agent for a showing today!

Key facts

• Covered front porch
• Spacious living area
• Natural light

Tags

• COVERED FRONT PORCH
• SPACIOUS LIVING AREA
• FIREPLACE
• NATURAL LIGHT
• ROOF REPLACED
• NEW HEAT AND A/C SYSTEM

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$254,093) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 2.5% in Barberton — 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 72/100 on livability (#223 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: schools D, amenities F, commute 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: Rents flat; 98 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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.
• 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 + 0.2% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.50%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $254,093
• List price: $105,000
• Delta: -58.68%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10505 NE 53rd Ave #36	0.00mi	2/2.0	924 (-4%)	11mo	$128,000	$139	81
4810 NE 105th Cir	0.28mi	2/1.0	840 (-12%)	0mo	$380,000	$452	66

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 · 0.2% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.82×
• Total profit: $24,016
• Equity at exit: $15,656

10-year hold

• IRR: 27.0%
• Equity multiple: 3.07×
• Total profit: $60,799
• 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 98660

• Rents YoY: 0.2%
• Active inventory: 98
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $723

Break-even live

Break-even rent $919

Max offer price $105,000

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

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7101 NE 109th St Vancouver, WA	1.0–2.0	1.0–2.0	784	$1,900	$2.42	8d	6	0.76mi
8515 NE Saint Johns Rd Unit A09 Vancouver, WA	1.0	1.0	801	$1,495	$1.87	24d	1	1.06mi
8515 NE Saint Johns Rd Unit B29 Vancouver, WA	1.0	1.0	801	$1,495	$1.87	3d	1	1.06mi
8515 NE Saint Johns Rd Unit B22 Vancouver, WA	1.0	1.0	801	$1,495	$1.87	44d	1	1.06mi
7105 NE 123rd St Vancouver, WA	1.0–2.0	1.0–2.0	859	$1,875	$2.18	12d	3	1.12mi
7011 NE 126th St Vancouver, WA	1.0–3.0	1.0–2.0	905	$2,235	$2.47	24d	23	1.23mi
6914 NE 126th St Vancouver, WA	1.0–3.0	1.0–2.0	910	$2,168	$2.38	2d	79	1.29mi
2703 NE 99th St Vancouver, WA	1.0	1.0	800	$1,700	$2.12	4d	1	1.39mi
6901 NE 131st Way Vancouver, WA	1.0–3.0	1.0–2.0	1050	$1,974	$1.88	2d	6	1.46mi

Listing history 12 events

1. 2026-01-19
   listed $105,000 Active 443-char remark

   Show marketing remark (443 chars)

   Well-maintained manufactured home in 55+ Nomad Community Estates. Covered front porch overlooks a quiet, well kept neighborhood. Spacious living area with fireplace and natural light. Roof replaced approximately three years ago. Brand new heat and A/C system installed July 2025. Space rent is $763/month and includes water, sewer, and garbage. Convenient Vancouver location near shopping and amenities. Contact your agent for a showing today!

2. 2023-03-14
   soldstatus $90,000 Closed 484-char remark

   Show marketing remark (484 chars)

   Well maintained and move-in ready 2bed/1bth Manufactured Home in desired Nomad Country Club 55+ park. New carpet in 2019 in Living Rm, Dining Rm & Bedrooms. Wood-Lam floors in Kitchen, Vinyl Windows and built-in china hutch in Dining Rm for extra storage. Lrg Master w/Walk-in Closet. Front & Back Covered Porch, Two carports w/Storage sheds attached. All appliances included even Washer & Dryer. Space rent $630/month which includes, water, sewer, garbage and club house.

3. 2023-02-15
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Well maintained and move-in ready 2bed/1bth Manufactured Home in desired Nomad Country Club 55+ park. New carpet in 2019 in Living Rm, Dining Rm & Bedrooms. Wood-Lam floors in Kitchen, Vinyl Windows and built-in china hutch in Dining Rm for extra storage. Lrg Master w/Walk-in Closet. Front & Back Covered Porch, Two carports w/Storage sheds attached. All appliances included even Washer & Dryer. Space rent $630/month which includes, water, sewer, garbage and club house.

4. 2023-01-15
   price $115,000 484-char remark

   Show marketing remark (484 chars)

   Well maintained and move-in ready 2bed/1bth Manufactured Home in desired Nomad Country Club 55+ park. New carpet in 2019 in Living Rm, Dining Rm & Bedrooms. Wood-Lam floors in Kitchen, Vinyl Windows and built-in china hutch in Dining Rm for extra storage. Lrg Master w/Walk-in Closet. Front & Back Covered Porch, Two carports w/Storage sheds attached. All appliances included even Washer & Dryer. Space rent $630/month which includes, water, sewer, garbage and club house.

5. 2023-01-04
   status Active 484-char remark

   Show marketing remark (484 chars)

   Well maintained and move-in ready 2bed/1bth Manufactured Home in desired Nomad Country Club 55+ park. New carpet in 2019 in Living Rm, Dining Rm & Bedrooms. Wood-Lam floors in Kitchen, Vinyl Windows and built-in china hutch in Dining Rm for extra storage. Lrg Master w/Walk-in Closet. Front & Back Covered Porch, Two carports w/Storage sheds attached. All appliances included even Washer & Dryer. Space rent $630/month which includes, water, sewer, garbage and club house.

6. 2022-10-21
   listed $120,000 Active 484-char remark

   Show marketing remark (484 chars)

   Well maintained and move-in ready 2bed/1bth Manufactured Home in desired Nomad Country Club 55+ park. New carpet in 2019 in Living Rm, Dining Rm & Bedrooms. Wood-Lam floors in Kitchen, Vinyl Windows and built-in china hutch in Dining Rm for extra storage. Lrg Master w/Walk-in Closet. Front & Back Covered Porch, Two carports w/Storage sheds attached. All appliances included even Washer & Dryer. Space rent $630/month which includes, water, sewer, garbage and club house.

7. 2019-09-27
   soldstatus $59,000 Sold
8. 2019-08-31
   status Pending
9. 2019-08-17
   listed $70,000 Active
10. 2009-04-02
    soldstatus $15,500
11. 2009-03-26
    historical
12. 2009-03-02
    listed $18,900

ⓘ 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: $22,000
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$3,055
• Taxable income: $7,443
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $6,886/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 — Barberton

• Score: 72/100
• State rank: #223
• US rank: #6415

Category grades

Amenities F Commute F 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

• County: Clark County · 513,189 people
• City population: 20,553
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 13,212
• Household income: $67,344
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1125.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 12% Two or more races 12% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Portuguese 4% Slovak 4%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

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: ▼ -332.28%
• Current HPI: 355.0231
• Rent YoY: ▲ 0.20%
• 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

+455.6% since first listed

12 events — show timeline

• 2026-01-19 Listed $105,000 RMLS
• 2023-03-14 Sold (MLS) $90,000 RMLS
• 2023-02-15 Pending — RMLS
• 2023-01-15 Price Changed $115,000 RMLS
• 2023-01-04 Relisted — RMLS
• 2022-10-21 Listed $120,000 RMLS
• 2019-09-27 Sold (MLS) $59,000 RMLS
• 2019-08-31 Pending — RMLS
• 2019-08-17 Listed $70,000 RMLS
• 2009-04-02 Sold (MLS) $15,500 RMLS
• 2009-03-26 Delisted — RMLS
• 2009-03-02 Listed $18,900 RMLS

Property tax history

+14.6%/yr

Latest (2024): $124 · -33.7% YoY. Source: county tax records.