808 SE Mockingbird Dr · College Place, WA 99324

$129,900

3 bd · 2.0 ba · 1,291 sqft · Manufactured public records · 269 Days on market

Built 1998 $101/sqft · 18% above area Est $110k · 18% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 808 SE Mockingbird Drive in College Place! Located in the highly desirable Country Estates 55+ community, this well-maintained double-wide manufactured home offers 1,231 sq. ft. of comfortable living space with 3 bedrooms and 2 full baths. The inviting open-concept floor plan features soaring vaulted ceilings, abundant natural light, and a spacious living area perfect for relaxing or entertaining. The kitchen flows seamlessly into the dining and living spaces, creating a warm and welcoming atmosphere. The generously sized primary suite provides a peaceful retreat with an ensuite bath and ample storage. Two additional bedrooms offer flexibility for guests, hobbies, or a home offic

Key facts

• Babbling brook
• Back patio
• Community pool

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN-CONCEPT GREAT ROOM
• PRIMARY BEDROOM SUITE
• BACK PATIO
• BABBLING BROOK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.5% in College Place — 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 (#71 in WA, #1,277 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D, amenities D-.
• College Place School District (suburban): math 41% / reading 53% proficiency, ranked #170 of 291 in WA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $130k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $110,448
• List price: $129,900
• Delta: 17.61%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1458 SE Sandpiper Ln	0.02mi	3/2.0	1,340 (+4%)	1mo	$85,320	$64	92
1402 Samuel Dr	0.12mi	3/2.0	1,280 (-1%)	10mo	$175,000	$137	84
961 SE Scenic View Dr	0.17mi	2/2.0 (-1)	1,244 (-4%)	13mo	$90,000	$72	70
826 SE Scenic View Dr	0.10mi	2/2.0 (-1)	1,436 (+11%)	3mo	$87,400	$61	69
877 SE Mockingbird Dr	0.15mi	3/2.0	1,340 (+4%)	23mo	$100,000	$75	67
127 SE Pepperidge Pl	0.43mi	3/2.0	1,304 (+1%)	22mo	$250,000	$192	60
1455 SE Osprey Ln	0.17mi	2/2.0 (-1)	1,148 (-11%)	12mo	$122,000	$106	59

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $12,753
• Equity at exit: $19,369

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $54,710
• Equity at exit: $11,231

Cash invested: $36,372 (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 99324

• Home prices YoY: -17.6%
• Active inventory: 103
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$681
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $530

Break-even live

Break-even rent $1,139

Max offer price $129,900

Occupancy floor 66%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 SW Puff Ln College Place, WA	2.0	1.0	890	$1,100	$1.24	43d	1	0.66mi
806 S College Ave College Place, WA	1.0–2.0	1.0–2.0	738	$1,750	$2.37	43d	3	0.71mi
103 SW 9th St College Place, WA	4.0	2.5	1616	$2,095	$1.30	43d	1	0.72mi
512 S College Ave #1 College Place, WA	3.0	1.0	1328	$1,785	$1.34	43d	1	0.84mi
310 SE 3rd St Unit 4 College Place, WA	2.0	1.0	1300	$1,300	$1.00	43d	1	0.84mi
24 SE 4th St College Place, WA	3.0	1.0	1270	$2,045	$1.61	43d	1	0.85mi
309 SW 6th St Apt 1 College Place, WA	4.0	2.0	1350	$1,739	$1.29	43d	1	0.93mi
218 E Whitman Dr Unit 1 College Place, WA	4.0	2.5	1485	$2,240	$1.51	43d	1	1.03mi
22 NE Hadley Way #1 College Place, WA	2.0	2.5	1150	$2,095	$1.82	43d	1	1.06mi
418 SW 4th St Unit C College Place, WA	2.0	1.5	1150	$1,595	$1.39	43d	1	1.13mi
255 Elder Pl #3 College Place, WA	2.0	1.0	889	$1,415	$1.59	43d	1	1.22mi
23 NW Earl Ln College Place, WA	3.0	2.5	1600	$1,845	$1.15	43d	1	1.28mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	43d	1	1.30mi
623 W Whitman Dr Unit 623 Whitman College Place, WA	2.0	1.5	900	$1,575	$1.75	43d	1	1.36mi
70 NE Rose St Unit B College Place, WA	3.0	1.0	1500	$1,300	$0.87	43d	1	1.39mi

Listing history 20 events

1. 2026-06-19
   days on market $129,900 Active 269 DOM
2. 2026-06-18
   days on market $129,900 Active 268 DOM
3. 2026-06-17
   days on market $129,900 Active 267 DOM
4. 2026-06-16
   days on market $129,900 Active 266 DOM
5. 2026-06-15
   days on market $129,900 Active 265 DOM
6. 2026-06-14
   days on market $129,900 Active 263 DOM
7. 2026-06-12
   days on market $129,900 Active 262 DOM
8. 2026-06-09
   days on market $129,900 Active 259 DOM
9. 2026-06-08
   days on market $129,900 Active 258 DOM
10. 2026-06-07
    days on market $129,900 Active 257 DOM
11. 2026-06-05
    days on market $129,900 Active 254 DOM
12. 2026-06-03
    days on market $129,900 Active 253 DOM
13. 2026-06-02
    pricedays on market $129,900 Active 252 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    days on market $149,900 Active 251 DOM
16. 2026-05-31
    days on market $149,900 Active 250 DOM
17. 2026-05-30
    days on market $149,900 Active 249 DOM
18. 2026-03-23
    status Active
19. 2025-09-19
    listed $154,900 Active
20. 2006-06-26
    soldstatus $69,500

ⓘ 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: $1,969 · $164/mo
• Projected year-2 tax: $1,969 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,717
• − Mortgage interest: −$7,276
• − Property taxes: −$1,969
• − Insurance: −$650
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$3,779
• Taxable income: $4,568
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $5,267/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: College Place School District
• NCES district ID: 5301470
• Math proficiency: 41% ▲ 2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $48,045
• Composite: 42.23/100
• National rank: #6997
• State rank: #170 of 291 in WA

Livability — College Place

• Score: 82/100
• State rank: #71
• US rank: #1277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Place, WA
• County: Walla Walla County · 52,990 people
• City population: 10,137
• Metro: Walla Walla, WA
• Population (ZIP): 10,137
• Household income: $62,839
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 400.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 6% Lithuanian 4% Portuguese 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.73%
• Current HPI: 326.0923
• Rent YoY: —
• Metro: Walla Walla, 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

+122.9% since first listed

3 events — show timeline

• 2026-03-23 Relisted — NWMLS as Distributed by MLS Grid
• 2025-09-19 Listed $154,900 NWMLS as Distributed by MLS Grid
• 2006-06-26 Sold (Public Records) $69,500 Public Records

Property tax history

+88.2%/yr

Latest (2026): $1,969 · +8.2% YoY. Source: county tax records.