1050 Howard St #9 · Raymond, WA 98577

$45,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 94 Days on market

Built 1978

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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
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Listing remarks

Affordable living meets convenience in this well-maintained home located in a centrally positioned park just minutes from town amenities. This 2-bedroom, 1-bath home offers a functional layout with a comfortable living area, efficient kitchen, and practical flow designed for everyday living. Large windows bring in natural light, creating a bright and welcoming space. Outside, enjoy easy-maintenance living with room to personalize and make it your own. Whether you’re looking for a primary residence, downsizing option, or investment opportunity, this property offers flexibility and value. Conveniently located near shopping, dining, and local services, this is a great opportunity to own

Key facts

• Metal roof
• Updated bath
• New vinyl windows

Tags

• REMODELED MANUFACTURED HOME
• UPDATED BATH
• CHEFS KITCHEN
• NEW VINYL WINDOWS
• METAL ROOF
• 30 GALLON HOT WATER HEATER

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home); Structure type: Manufactured house; Calculated living area: 728 square feet; Green/energy efficient feature: Double pane windows
• Financial info: Listing is cash only; Land lease amount: $721
• HOA & community: Located in Timberland Mobile Home Park; Park approved for sale; Common area in park; Approximately 52 homes in the park; Monthly land lease

Exterior

• Parking: Carport; Uncovered parking
• Utilities: Electric energy source; Public water; Public sewer; Power supplied by Pacific County PUD #2
• Home design: Manufactured single-wide home; One story; Has view; Make: OAKCREST, Model: CGH00Z24MS6074; Mobile home remains on site
• Construction: Metal/vinyl construction materials; Tie down foundation
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Paved lot

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bath (includes 1 bathtub and 1 shower)
• Heating & cooling: Wall furnace (heating); No cooling
• Interior features: Entry; Kitchen with eating space; Living room; Double pane windows
• Laundry & utility: Tie down foundation details

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.8% vs local median 4.0% in Raymond — 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 (#212 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Raymond School District (rural): math 30% / reading 48% proficiency, ranked #231 of 291 in WA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Raymond Elementary School (224 students, 75% FRL); Raymond Jr Sr High School (259 students, 72% FRL) — zoned schools average 74% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 92 active listings in the ZIP; 90 units permitted in Pacific County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pacific County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 2.93% ✓
• Cap rate: 25.78%
• Cash-on-cash: 69.61%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $18,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 Howard St #3	0.00mi	2/1.0	784 (+8%)	3mo	$20,000	$26	85
1800 Garfield Ave #17	0.35mi	2/1.0	720 (-1%)	22mo	$15,000	$21	64

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: 69.1%
• Equity multiple: 4.12×
• Total profit: $39,282
• Equity at exit: $6,710

10-year hold

• IRR: 73.2%
• Equity multiple: 8.48×
• Total profit: $94,233
• Equity at exit: $3,891

Cash invested: $12,600 (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 98577

• Home prices YoY: -2.8%
• Active inventory: 92
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $731

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 40%

Sensitivity live

Price	-10% $762	-5% $746	+0% $731	+5% $715	+10% $700
Rent	-10% $627	-5% $679	+0% $731	+5% $783	+10% $835
Rate	-1.0pp $754	-0.5pp $742	base $731	+0.5pp $719	+1.0pp $707

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $45,000 Active 94 DOM
2. 2026-06-21
   statusdays on market $45,000 Active 93 DOM
3. 2026-06-08
   statusdays on market $45,000 Pending 91 DOM
4. 2026-06-08
   days on market $45,000 Active 90 DOM
5. 2026-06-05
   days on market $45,000 Active 88 DOM
6. 2026-06-03
   days on market $45,000 Active 86 DOM
7. 2026-06-02
   days on market $45,000 Active 85 DOM
8. 2026-06-01
   days on market $45,000 Active 84 DOM
9. 2026-05-31
   days on market $45,000 Active 83 DOM
10. 2026-03-09
    listed $45,000 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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥83°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,827
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$1,309
• Taxable income: $8,565
• Est. tax owed @ 24.0%: −$2,056
• After-tax cash flow: $6,716/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: Raymond School District
• NCES district ID: 5307140
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $38,441
• Composite: 34.99/100
• National rank: #9951
• State rank: #231 of 291 in WA

Livability — Raymond

• Score: 72/100
• State rank: #212
• US rank: #6045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymond, WA
• Population (ZIP): 7,458

Population outlook (Pacific County) Hauer SSP2

• Today (2025): 20,636 people
• By 2030: 20,137 · -2.4%
• By 2040: 19,041 · -7.7%
• By 2050: 18,504 · -10.3%
• By 2075: 17,403 · -15.7%
• By 2100: 16,241 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 5% Scotch-Irish 3% Romanian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 2%

Political lean MEDSL · Pacific

• 2024 margin: Toss-up / Even · D 48.1% · R 49.4% · Other 2.4%
• 2008→2024 swing: -15.4pp toward R · 2008: 14.1pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: R+1.1 2016: R+6.9 2012: D+11.4 2008: D+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.88%
• Current HPI: 271.0583
• 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

1 event — show timeline

• 2026-03-09 Listed $45,000 NWMLS as Distributed by MLS Grid