53 Heritage Blvd · Longview, WA 98632

$134,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 99 Days on market

Built 1997 5,105 sqft lot $93/sqft · 7% below area Est $146k · 7% under

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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 +28.7/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

Key facts

• Spacious floor plan
• En-suite
• 5,105 sq ft lot

Tags

• DOUBLE WIDE MANUFACTURED HOME
• SPACIOUS FLOOR PLAN
• FULLY FENCED BACKYARD
• EXPANSIVE PRIMARY BEDROOM
• EN-SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.0% in Longview — 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 71/100 on livability (#228 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime C-, employment D+, commute F.
• Longview School District (urban): math 40% / reading 51% proficiency, ranked #185 of 291 in WA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 356 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cowlitz County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $36k; list at $135k implies a 275% gain — meaningful room to come down on a strong offer.

Recommended offer $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $145,591
• List price: $134,900
• Delta: -7.34%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Heritage Blvd	0.04mi	3/2.0	1,512 (+4%)	3mo	$144,250	$95	89
505 Mallard Ln	0.09mi	3/2.0	1,512 (+4%)	1mo	$154,000	$102	88
125 Arlington Pl	0.08mi	3/2.0	1,458 (+0%)	14mo	$132,000	$91	84
703 Pintail Ln	0.12mi	3/2.0	1,512 (+4%)	7mo	$145,000	$96	82
52 Heritage Blvd	0.02mi	3/2.0	1,404 (-4%)	13mo	$134,900	$96	82
96 Blue Heron Dr	0.20mi	3/2.0	1,566 (+8%)	3mo	$164,900	$105	76
608 Egret Ln	0.11mi	3/2.0	1,296 (-11%)	1mo	$150,000	$116	75
510 Mallard Ln	0.12mi	3/2.0	1,620 (+11%)	9mo	$140,000	$86	68
78 Blue Heron Dr	0.14mi	3/2.0	1,296 (-11%)	9mo	$162,000	$125	68
506 Mallard Ln	0.09mi	3/2.0	1,620 (+11%)	16mo	$148,500	$92	64
83 Blue Heron Dr	0.16mi	3/2.0	1,296 (-11%)	16mo	$165,000	$127	61
5600 Mt. Solo #162	0.56mi	3/2.0	1,536 (+6%)	5mo	$59,000	$38	61

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $6,129
• Equity at exit: $20,114

10-year hold

• IRR: 13.3%
• Equity multiple: 2.04×
• Total profit: $39,449
• Equity at exit: $11,664

Cash invested: $37,772 (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 98632

• Rents YoY: 2.6%
• Active inventory: 356
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $450

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 69%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5607 Finch Dr Longview, WA	2.0	1.0	925	$1,550	$1.68	22d	1	0.44mi
115 Charles St Longview, WA	3.0	2.0	1704	$2,200	$1.29	16d	1	1.03mi
4714 Ocean Beach Hwy Longview, WA	2.0	1.0	880	$1,450	$1.65	3d	2	1.11mi

Listing history 39 events

1. 2026-06-19
   days on market $134,900 Active 99 DOM
2. 2026-06-18
   days on market $134,900 Active 98 DOM
3. 2026-06-17
   days on market $134,900 Active 97 DOM
4. 2026-06-16
   days on market $134,900 Active 96 DOM
5. 2026-06-15
   days on market $134,900 Active 95 DOM
6. 2026-06-14
   days on market $134,900 Active 93 DOM
7. 2026-06-13
   days on market $134,900 Active 92 DOM
8. 2026-06-10
   days on market $134,900 Active 90 DOM
9. 2026-06-09
   days on market $134,900 Active 89 DOM
10. 2026-06-08
    days on market $134,900 Active 88 DOM
11. 2026-06-07
    days on market $134,900 Active 87 DOM
12. 2026-06-05
    days on market $134,900 Active 84 DOM
13. 2026-06-02
    days on market $134,900 Active 82 DOM
14. 2026-06-01
    days on market $134,900 Active 81 DOM
15. 2026-05-31
    days on market $134,900 Active 80 DOM
16. 2026-05-30
    days on market $134,900 Active 79 DOM
17. 2026-04-10
    status Active 459-char remark

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

18. 2026-04-10
    status Active

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

19. 2026-03-25
    status Pending

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

20. 2026-03-25
    status Pending 459-char remark

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

21. 2026-03-09
    status Active

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

22. 2026-03-09
    status Active 459-char remark

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

23. 2026-02-18
    status Pending 459-char remark

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

24. 2026-02-18
    status Pending

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

25. 2026-02-05
    listed $134,900 Active 459-char remark

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

26. 2026-02-05
    listed $134,900 Active

    Show marketing remark (459 chars)

    Stunning and well maintained Double Wide Manufactured Home that You NEED to see TODAY! With an incredibly spacious floor plan, see how much further you can grow into your next home here! Situated in an Amazing Community, enjoy the outdoors in your fully fenced backyard, or at the party/community rooms available! With an expansive Primary Bedroom and en-suite, this home has exactly what you've been looking for and Won't Last Long! Schedule your tour today!

27. 2017-01-19
    soldstatus $36,000 Sold
28. 2016-12-30
    status Pending
29. 2016-12-13
    price $38,000
30. 2016-11-28
    price $42,000
31. 2016-11-10
    listed $45,000 Active
32. 2015-08-01
    historical
33. 2015-07-31
    soldstatus $35,000 Sold
34. 2015-07-27
    status Pending Inspection
35. 2015-07-25
    price $34,900
36. 2015-07-23
    status Active
37. 2015-07-16
    status Pending
38. 2015-06-11
    price $38,500
39. 2015-03-27
    listed $43,900 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,001
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,924
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $4,573/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: Longview School District
• NCES district ID: 5304470
• Math proficiency: 40% ▲ 1.00%
• Reading proficiency: 51% ▲ 3.00%
• Median HH income: $41,324
• Composite: 40.41/100
• National rank: #7732
• State rank: #185 of 291 in WA

Livability — Longview

• Score: 71/100
• State rank: #228
• US rank: #6972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longview, WA
• County: Cowlitz County · 77,527 people
• City population: 50,635
• Metro: Longview, WA
• Population (ZIP): 50,635
• Household income: $66,305
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 2224.0

Population outlook (Cowlitz County) Hauer SSP2

• Today (2025): 104,780 people
• By 2030: 103,980 · -0.8%
• By 2040: 100,769 · -3.8%
• By 2050: 96,685 · -7.7%
• By 2075: 86,454 · -17.5%
• By 2100: 74,052 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Lithuanian 3% Italian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Cowlitz

• 2024 margin: R (+19.9) · D 38.7% · R 58.6% · Other 2.7%
• 2008→2024 swing: -31.1pp toward R · 2008: 11.2pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+17.4 2016: R+13.7 2012: D+4.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -479.09%
• Current HPI: 230.8501
• Rent YoY: ▲ 2.59%
• Metro: Longview, 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

+207.3% since first listed

23 events — show timeline

• 2026-04-10 Relisted — RMLS
• 2026-04-10 Relisted — NWMLS as Distributed by MLS Grid
• 2026-03-25 Pending — NWMLS as Distributed by MLS Grid
• 2026-03-25 Pending — RMLS
• 2026-03-09 Relisted — NWMLS as Distributed by MLS Grid
• 2026-03-09 Relisted — RMLS
• 2026-02-18 Pending — RMLS
• 2026-02-18 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-05 Listed $134,900 NWMLS as Distributed by MLS Grid
• 2026-02-05 Listed $134,900 RMLS
• 2017-01-19 Sold (MLS) $36,000 NWMLS as Distributed by MLS Grid
• 2016-12-30 Pending — NWMLS as Distributed by MLS Grid
• 2016-12-13 Price Changed $38,000 NWMLS as Distributed by MLS Grid
• 2016-11-28 Price Changed $42,000 NWMLS as Distributed by MLS Grid
• 2016-11-10 Listed $45,000 NWMLS as Distributed by MLS Grid
• 2015-08-01 Delisted — NWMLS as Distributed by MLS Grid
• 2015-07-31 Sold (MLS) $35,000 NWMLS as Distributed by MLS Grid
• 2015-07-27 Pending — NWMLS as Distributed by MLS Grid
• 2015-07-25 Price Changed $34,900 NWMLS as Distributed by MLS Grid
• 2015-07-23 Relisted — NWMLS as Distributed by MLS Grid
• 2015-07-16 Pending — NWMLS as Distributed by MLS Grid
• 2015-06-11 Price Changed $38,500 NWMLS as Distributed by MLS Grid
• 2015-03-27 Listed $43,900 NWMLS as Distributed by MLS Grid

Property tax history

-10.0%/yr

Latest (2026): $68 · +0.8% YoY. Source: county tax records.