2031 Loop Rd · Stevenson, WA 98648

$445,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 14 Days on market

Built 2000 0.48 ac lot ↓ 4% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Fully remodeled, move in ready, single level manufactured home with massive commercial shop.New roof, new paint, new counters, new paint in and out, freshly landscaped. Well report available on request. Shop is 2 story with double doors and absolutely gigantic. Kitchen has island and stainless steel appliances. Home has a pond with water feature and has a single fish in it.Stevenson finest right in time for summer.

Key facts

• Freshly landscaped
• Double doors
• New counters

Tags

• NEW ROOF
• NEW COUNTERS
• FRESHLY LANDSCAPED
• 2 STORY SHOP
• DOUBLE DOORS
• KITCHEN ISLAND

Property features AI

Finance

• Other: Lot size approximately 0.48 acres
• Financial info: Offers accepted: Cash, Conventional, FHA, VA loan
• HOA & community: Senior exemption eligible

Exterior

• Parking: Detached garage; Covered parking for 2; Driveway and off-street parking
• Utilities: Well needed for water; Sewer connected; Electric power
• Home design: Manufactured on land (double wide); One story; Manufactured house style; Composition roof; Effective year built 2000
• Construction: Wood construction; Composition roof; Double wide manufactured body type; Built or effective year 2000
• Exterior features: Wood exterior

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: Two full bathrooms (main level) with two tubs and two showers
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Central air conditioning; Forced air heating; Electric energy source

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $445k.

Deal economics

• At list price, monthly cash flow is $-788 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (44.0% below list).
• Recommended offer: $249k (44.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#179 in WA, #4,705 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: cost of living C-, amenities F.
• 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.
• Zoned schools: Carson Elementary (193 students, 60% FRL); Wind River Middle School (208 students, 60% FRL); Stevenson High School (265 students, 51% FRL).
• Market conditions: 54 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 $48k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $249,346 (44.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.56% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.59%
• DSCR: 0.66
• GRM: 14.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $192,007
• Equity at exit: $400,891

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $604,588
• Equity at exit: $864,537

Cash invested: $124,600 (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 98648

• Home prices YoY: 3.4%
• Active inventory: 54
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,493 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-788

Break-even live

Break-even rent $3,491

Max offer price $305,779

Occupancy floor —

Sensitivity live

Price	-10% $-536	-5% $-662	+0% $-788	+5% $-914	+10% $-1,040
Rent	-10% $-985	-5% $-887	+0% $-788	+5% $-690	+10% $-591
Rate	-1.0pp $-564	-0.5pp $-675	base $-788	+0.5pp $-903	+1.0pp $-1,021

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Pending

   Show marketing remark (418 chars)

   Fully remodeled, move in ready, single level manufactured home with massive commercial shop.New roof, new paint, new counters, new paint in and out, freshly landscaped. Well report available on request. Shop is 2 story with double doors and absolutely gigantic. Kitchen has island and stainless steel appliances. Home has a pond with water feature and has a single fish in it.Stevenson finest right in time for summer.

2. 2026-05-14
   status Pending 418-char remark

   Show marketing remark (418 chars)

   Fully remodeled, move in ready, single level manufactured home with massive commercial shop.New roof, new paint, new counters, new paint in and out, freshly landscaped. Well report available on request. Shop is 2 story with double doors and absolutely gigantic. Kitchen has island and stainless steel appliances. Home has a pond with water feature and has a single fish in it.Stevenson finest right in time for summer.

3. 2026-05-09
   price $445,000

   Show marketing remark (418 chars)

   Fully remodeled, move in ready, single level manufactured home with massive commercial shop.New roof, new paint, new counters, new paint in and out, freshly landscaped. Well report available on request. Shop is 2 story with double doors and absolutely gigantic. Kitchen has island and stainless steel appliances. Home has a pond with water feature and has a single fish in it.Stevenson finest right in time for summer.

4. 2026-05-09
   price $445,000 418-char remark

   Show marketing remark (418 chars)

   Fully remodeled, move in ready, single level manufactured home with massive commercial shop.New roof, new paint, new counters, new paint in and out, freshly landscaped. Well report available on request. Shop is 2 story with double doors and absolutely gigantic. Kitchen has island and stainless steel appliances. Home has a pond with water feature and has a single fish in it.Stevenson finest right in time for summer.

5. 2026-04-30
   listed $465,000 Active

   Show marketing remark (418 chars)

   Fully remodeled, move in ready, single level manufactured home with massive commercial shop.New roof, new paint, new counters, new paint in and out, freshly landscaped. Well report available on request. Shop is 2 story with double doors and absolutely gigantic. Kitchen has island and stainless steel appliances. Home has a pond with water feature and has a single fish in it.Stevenson finest right in time for summer.

6. 2026-04-30
   listed $465,000 Active 418-char remark

   Show marketing remark (418 chars)

   Fully remodeled, move in ready, single level manufactured home with massive commercial shop.New roof, new paint, new counters, new paint in and out, freshly landscaped. Well report available on request. Shop is 2 story with double doors and absolutely gigantic. Kitchen has island and stainless steel appliances. Home has a pond with water feature and has a single fish in it.Stevenson finest right in time for summer.

ⓘ 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: $2,867 · $239/mo
• Projected year-2 tax: $4,361 · $363/mo
• Expected delta: +$1,494/yr (+$125/mo · 52.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,922
• − Mortgage interest: −$24,927
• − Property taxes: −$2,867
• − Insurance: −$2,225
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − Depreciation: −$12,945
• Taxable loss: −$17,830
• Est. tax savings @ 24.0%: +$4,279
• After-tax cash flow: $-5,178/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 — Stevenson

• Score: 74/100
• State rank: #179
• US rank: #4705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,353

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 5% Portuguese 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▲ 10.97%
• Current HPI: 333.2329
• 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

-4.3% since first listed

6 events — show timeline

• 2026-05-14 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-14 Pending — RMLS
• 2026-05-09 Price Changed $445,000 NWMLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $445,000 RMLS
• 2026-04-30 Listed $465,000 RMLS
• 2026-04-30 Listed $465,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2026): $2,867 · +8.3% YoY. Source: county tax records.