174 Northwoods · Cougar, WA 98616

$129,000

4 bd · 1.0 ba · 1,340 sqft · SingleFamily · 293 Days on market

Built 1979 $96/sqft · 30% below area Est $184k · 30% under $233/mo HOA · 12% of rent

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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 +27.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.7/10.0
• DSCR +9.6/10.0
• Appreciation +6.8/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nature is calling! Just 90 minutes from Vancouver, this 4 bedroom cabin is part of the fantastic North Woods community - designed for the outdoor enthusiast. Located on the east end of the Swift Reservoir, find your zen in the beautiful Gifford Pinchot National Forest. Enjoy hiking, fishing, boating and all the peace and quiet that nature has to offer. The cabin offers an easily accessible lot if you are towing a boat or trailer, an expansive covered deck with forest views and space inside for everyone! With three finished bedrooms and a fourth ready for your personal touch, this little cabin is bursting with opportunity. Spend fun filled summers on the water and cozy up to the wood stove on those chilly fall and winter nights. Make this getaway your own!

Key facts

• Built 1979
• Listed 292 days

Tags

• EXPANSIVE COVERED DECK
• EASILY ACCESSIBLE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.6% in Cougar — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Stevenson-Carson School District (rural): math 32% / reading 51% proficiency, ranked #209 of 291 in WA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 34 units permitted in Skamania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $5k appreciation (3.5% local appreciation)).
• At projected returns (3.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $56k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $129k implies a 416% gain — meaningful room to come down on a strong offer.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 5.7

CMA / ARV

• ARV (median comp): $183,714
• List price: $129,000
• Delta: -29.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Northwoods Cabin 159	0.06mi	3/1.0 (-1)	1,392 (+4%)	12mo	$200,000	$144	76
Cabin 41 Northwoods	0.23mi	3/1.0 (-1)	1,436 (+7%)	4mo	$325,000	$226	69
Cabin 208 Northwoods	0.17mi	4/1.0	1,300 (-3%)	22mo	$195,000	$150	68
Northwoods Cabin 165	0.11mi	3/2.0 (-1)	1,190 (-11%)	2mo	$220,000	$185	66
Cabin 184 Northwoods	0.17mi	4/2.0	1,272 (-5%)	24mo	$149,500	$118	60
Cabin 101 Northwoods	0.22mi	4/1.0	1,456 (+9%)	23mo	$155,000	$106	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.20×
• Total profit: $43,507
• Equity at exit: $62,060

10-year hold

• IRR: 21.3%
• Equity multiple: 4.24×
• Total profit: $116,914
• Equity at exit: $98,924

Cash invested: $36,120 (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 98616

• Home prices YoY: 1.5%
• Active inventory: 43
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$233
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $377

Break-even live

Break-even rent $1,423

Max offer price $129,000

Occupancy floor 75%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $233 · $2,796/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-18
   days on market $129,000 Active 293 DOM
2. 2026-06-17
   days on market $129,000 Active 292 DOM
3. 2026-06-16
   days on market $129,000 Active 291 DOM
4. 2026-06-15
   days on market $129,000 Active 290 DOM
5. 2026-06-15
   days on market $129,000 Active 289 DOM
6. 2026-06-13
   days on market $129,000 Active 288 DOM
7. 2026-06-12
   days on market $129,000 Active 287 DOM
8. 2026-06-09
   days on market $129,000 Active 284 DOM
9. 2026-06-08
   days on market $129,000 Active 283 DOM
10. 2026-06-08
    days on market $129,000 Active 282 DOM
11. 2026-06-07
    days on market $129,000 Active 281 DOM
12. 2026-06-03
    days on market $129,000 Active 278 DOM
13. 2026-06-02
    days on market $129,000 Active 277 DOM
14. 2026-06-01
    days on market $129,000 Active 276 DOM
15. 2026-05-31
    days on market $129,000 Active 275 DOM
16. 2026-05-12
    price $129,000 766-char remark

    Show marketing remark (766 chars)

    Nature is calling! Just 90 minutes from Vancouver, this 4 bedroom cabin is part of the fantastic North Woods community - designed for the outdoor enthusiast. Located on the east end of the Swift Reservoir, find your zen in the beautiful Gifford Pinchot National Forest. Enjoy hiking, fishing, boating and all the peace and quiet that nature has to offer. The cabin offers an easily accessible lot if you are towing a boat or trailer, an expansive covered deck with forest views and space inside for everyone! With three finished bedrooms and a fourth ready for your personal touch, this little cabin is bursting with opportunity. Spend fun filled summers on the water and cozy up to the wood stove on those chilly fall and winter nights. Make this getaway your own!

17. 2026-04-17
    price $139,000 766-char remark

    Show marketing remark (766 chars)

    Nature is calling! Just 90 minutes from Vancouver, this 4 bedroom cabin is part of the fantastic North Woods community - designed for the outdoor enthusiast. Located on the east end of the Swift Reservoir, find your zen in the beautiful Gifford Pinchot National Forest. Enjoy hiking, fishing, boating and all the peace and quiet that nature has to offer. The cabin offers an easily accessible lot if you are towing a boat or trailer, an expansive covered deck with forest views and space inside for everyone! With three finished bedrooms and a fourth ready for your personal touch, this little cabin is bursting with opportunity. Spend fun filled summers on the water and cozy up to the wood stove on those chilly fall and winter nights. Make this getaway your own!

18. 2026-03-18
    price $149,000 766-char remark

    Show marketing remark (766 chars)

    Nature is calling! Just 90 minutes from Vancouver, this 4 bedroom cabin is part of the fantastic North Woods community - designed for the outdoor enthusiast. Located on the east end of the Swift Reservoir, find your zen in the beautiful Gifford Pinchot National Forest. Enjoy hiking, fishing, boating and all the peace and quiet that nature has to offer. The cabin offers an easily accessible lot if you are towing a boat or trailer, an expansive covered deck with forest views and space inside for everyone! With three finished bedrooms and a fourth ready for your personal touch, this little cabin is bursting with opportunity. Spend fun filled summers on the water and cozy up to the wood stove on those chilly fall and winter nights. Make this getaway your own!

19. 2025-10-21
    price $169,000 766-char remark

    Show marketing remark (766 chars)

    Nature is calling! Just 90 minutes from Vancouver, this 4 bedroom cabin is part of the fantastic North Woods community - designed for the outdoor enthusiast. Located on the east end of the Swift Reservoir, find your zen in the beautiful Gifford Pinchot National Forest. Enjoy hiking, fishing, boating and all the peace and quiet that nature has to offer. The cabin offers an easily accessible lot if you are towing a boat or trailer, an expansive covered deck with forest views and space inside for everyone! With three finished bedrooms and a fourth ready for your personal touch, this little cabin is bursting with opportunity. Spend fun filled summers on the water and cozy up to the wood stove on those chilly fall and winter nights. Make this getaway your own!

20. 2025-10-06
    price $149,000 766-char remark

    Show marketing remark (766 chars)

    Nature is calling! Just 90 minutes from Vancouver, this 4 bedroom cabin is part of the fantastic North Woods community - designed for the outdoor enthusiast. Located on the east end of the Swift Reservoir, find your zen in the beautiful Gifford Pinchot National Forest. Enjoy hiking, fishing, boating and all the peace and quiet that nature has to offer. The cabin offers an easily accessible lot if you are towing a boat or trailer, an expansive covered deck with forest views and space inside for everyone! With three finished bedrooms and a fourth ready for your personal touch, this little cabin is bursting with opportunity. Spend fun filled summers on the water and cozy up to the wood stove on those chilly fall and winter nights. Make this getaway your own!

21. 2025-09-17
    price $159,000 766-char remark

    Show marketing remark (766 chars)

    Nature is calling! Just 90 minutes from Vancouver, this 4 bedroom cabin is part of the fantastic North Woods community - designed for the outdoor enthusiast. Located on the east end of the Swift Reservoir, find your zen in the beautiful Gifford Pinchot National Forest. Enjoy hiking, fishing, boating and all the peace and quiet that nature has to offer. The cabin offers an easily accessible lot if you are towing a boat or trailer, an expansive covered deck with forest views and space inside for everyone! With three finished bedrooms and a fourth ready for your personal touch, this little cabin is bursting with opportunity. Spend fun filled summers on the water and cozy up to the wood stove on those chilly fall and winter nights. Make this getaway your own!

22. 2025-08-29
    listed $185,000 Active 766-char remark

    Show marketing remark (766 chars)

    Nature is calling! Just 90 minutes from Vancouver, this 4 bedroom cabin is part of the fantastic North Woods community - designed for the outdoor enthusiast. Located on the east end of the Swift Reservoir, find your zen in the beautiful Gifford Pinchot National Forest. Enjoy hiking, fishing, boating and all the peace and quiet that nature has to offer. The cabin offers an easily accessible lot if you are towing a boat or trailer, an expansive covered deck with forest views and space inside for everyone! With three finished bedrooms and a fourth ready for your personal touch, this little cabin is bursting with opportunity. Spend fun filled summers on the water and cozy up to the wood stove on those chilly fall and winter nights. Make this getaway your own!

23. 2017-02-07
    soldstatus $25,000 Sold
24. 2016-10-11
    status Pending
25. 2016-09-09
    status Pending Inspection
26. 2016-08-23
    price $35,000
27. 2016-08-15
    listed $44,900 Active

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low

Taxation est. · year 1

• Rental income: $22,801
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$2,796
• − Depreciation: −$3,753
• Taxable income: $2,798
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,847/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: Stevenson-Carson School District
• NCES district ID: 5308520
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 51% ▲ 10.00%
• Median HH income: $46,512
• Composite: 37.73/100
• National rank: #8766
• State rank: #209 of 291 in WA

Livability — Cougar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 81

Population outlook (Skamania County) Hauer SSP2

• Today (2025): 11,886 people
• By 2030: 12,036 · +1.3%
• By 2040: 11,995 · +0.9%
• By 2050: 11,607 · -2.3%
• By 2075: 10,881 · -8.5%
• By 2100: 10,392 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%

Political lean MEDSL · Skamania

• 2024 margin: R (+11.1) · D 43.0% · R 54.2% · Other 2.8%
• 2008→2024 swing: -16.5pp toward R · 2008: 5.3pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+9.5 2016: R+12.6 2012: R+1.3 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.55%
• Current HPI: 235.7646
• Rent YoY: —
• Metro: —
• 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

+187.3% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $129,000 RMLS
• 2026-04-17 Price Changed $139,000 RMLS
• 2026-03-18 Price Changed $149,000 RMLS
• 2025-10-21 Price Changed $169,000 RMLS
• 2025-10-06 Price Changed $149,000 RMLS
• 2025-09-17 Price Changed $159,000 RMLS
• 2025-08-29 Listed $185,000 RMLS
• 2017-02-07 Sold (MLS) $25,000 NWMLS as Distributed by MLS Grid
• 2016-10-11 Pending — NWMLS as Distributed by MLS Grid
• 2016-09-09 Pending — NWMLS as Distributed by MLS Grid
• 2016-08-23 Price Changed $35,000 NWMLS as Distributed by MLS Grid
• 2016-08-15 Listed $44,900 NWMLS as Distributed by MLS Grid