5600 Mt Solo Rd #14 · Longview, WA 98632

$59,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 50 Days on market

Built 2021 Good condition 3,790 sqft lot $75/sqft · 66% above area

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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
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and ready to move into is the newer manufactured home located in fast growing west Longview. This manufactured home is sitting in an established park . You will love the front porch as you enter into the open concept. Featuring a nice sized great room, kitchen with beautiful cabinets and range, fridge and dishwasher for all your needs. Plus a kitchen eating area. Down the hall you have the utility room with washer and dryer included a good sized bedroom then a full bath and another bedroom. Well cared for and ready for its new owner. You will enjoy the covered carport big enough for two cars and the storage shed for the extras.

Key facts

• 3,790 sq ft lot
• Built 2021
• Listed 49 days

Property features AI

Finance

• Financial info: Land lease amount $1,075; Listing terms: Cash or Conventional
• HOA & community: Located in Del Rey II park; Land lease applicable

Exterior

• Parking: Carport
• Utilities: Public water (City of Longview); Public sewer (City of Longview); Electric service (Cowlitz PUD)
• Home design: Manufactured home (single wide); Fleetwood make, model 210WV15522V; Very good condition; One level
• Construction: Wood construction; Composition roof; Manufactured after 6/15/1976; Mobile home remains
• Exterior features: Wood siding/wood products exterior; Paved lot; On waterfront

Interior

• Kitchen: Includes dishwasher, refrigerator, and stove/range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom with bathtub and shower
• Heating & cooling: Ductless heating; Cooling available; Electric energy source
• Interior features: Dishwasher; Dryer; Refrigerator; Stove/Range; Double pane windows
• Laundry & utility: Washer/dryer hookup (dryer included)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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; 2 comparable units currently listed for rent nearby; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.47% ✓
• Cap rate: 22.37%
• Cash-on-cash: 57.41%
• DSCR: 3.55
• GRM: 3.4

CMA / ARV

• ARV (median comp): $35,594
• List price: $59,000
• Delta: 65.76%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 Mt Solo Rd #114	0.00mi	2/2.0	858 (+9%)	6mo	$55,900	$65	76
5600 Mt Solo Rd #12	0.00mi	2/1.0	684 (-13%)	15mo	$13,900	$20	66

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: 55.4%
• Equity multiple: 3.43×
• Total profit: $40,170
• Equity at exit: $8,797

10-year hold

• IRR: 60.3%
• Equity multiple: 6.89×
• Total profit: $97,330
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $790

Break-even live

Break-even rent $456

Max offer price $59,000

Occupancy floor 41%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4714 Ocean Beach Hwy Longview, WA	2.0	1.0	880	$1,450	$1.65	3d	2	0.69mi
5607 Finch Dr Longview, WA	2.0	1.0	925	$1,550	$1.68	22d	1	0.78mi

Listing history 17 events

1. 2026-06-19
   days on market $59,000 Active 50 DOM
2. 2026-06-18
   days on market $59,000 Active 49 DOM
3. 2026-06-17
   days on market $59,000 Active 48 DOM
4. 2026-06-16
   days on market $59,000 Active 47 DOM
5. 2026-06-15
   days on market $59,000 Active 46 DOM
6. 2026-06-14
   days on market $59,000 Active 44 DOM
7. 2026-06-13
   days on market $59,000 Active 43 DOM
8. 2026-06-10
   days on market $59,000 Active 41 DOM
9. 2026-06-09
   days on market $59,000 Active 40 DOM
10. 2026-06-08
    days on market $59,000 Active 39 DOM
11. 2026-06-07
    days on market $59,000 Active 38 DOM
12. 2026-06-05
    days on market $59,000 Active 35 DOM
13. 2026-06-02
    days on market $59,000 Active 33 DOM
14. 2026-06-01
    days on market $59,000 Active 32 DOM
15. 2026-05-31
    days on market $59,000 Active 31 DOM
16. 2026-05-30
    days on market $59,000 Active 30 DOM
17. 2026-04-30
    listed $59,000 Active

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$260/yr (+$22/mo · 81.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥89°F today · 15 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: $17,481
• − Mortgage interest: −$3,305
• − Property taxes: −$319
• − Insurance: −$295
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$1,716
• Taxable income: $9,049
• Est. tax owed @ 24.0%: −$2,172
• After-tax cash flow: $7,312/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained manufactured home is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-30 Listed $59,000 NWMLS as Distributed by MLS Grid

Property tax history

-33.8%/yr

Latest (2026): $319 · -33.8% YoY. Source: county tax records.