1709 NE 78th St #44 · Hazel Dell, WA 98665

$139,700

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 317 Days on market

Built 2000 $116/sqft · 45% above area Est $97k · 45% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well-maintained 3BR/2BA Fleetwood home and one of the few in this 55+ community that backs to Heritage Farms/WSU Community Gardens. Sip coffee on the covered back deck and enjoy the view. Large primary w/huge bath. Big kitchen w/eating bar on island. Newer dishwasher, all appliances included. 8x8 garden shed, extra storage in 2-car covered carport. Listing agent related to seller. One year of space rent credit to buyer with accepted offer!

Key facts

• Extra storage
• Covered back deck
• Kitchen eating bar

Tags

• COVERED BACK DECK
• KITCHEN EATING BAR
• 8X8 GARDEN SHED
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.2% in Hazel Dell — 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 82/100 on livability (#67 in WA, #1,216 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+, cost of living D, schools F.
• Vancouver School District (suburban): math 43% / reading 53% proficiency, ranked #156 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $966 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clark County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $140k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $122,936 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.37% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $96,648
• List price: $139,700
• Delta: 44.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 NE 78th St #1	0.00mi	2/2.0 (-1)	1,160 (-3%)	2mo	$34,900	$30	88

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $10,499
• Equity at exit: $20,830

10-year hold

• IRR: 15.4%
• Equity multiple: 2.19×
• Total profit: $46,666
• Equity at exit: $12,079

Cash invested: $39,116 (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 98665

• Rents YoY: 2.0%
• Active inventory: 187
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$733
• Tax est. 1.5%: −$175 /mo · $2,096/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $550

Break-even live

Break-even rent $1,222

Max offer price $139,700

Occupancy floor 66%

Sensitivity live

Price	-10% $646	-5% $598	+0% $550	+5% $502	+10% $453
Rent	-10% $398	-5% $474	+0% $550	+5% $626	+10% $701
Rate	-1.0pp $620	-0.5pp $585	base $550	+0.5pp $514	+1.0pp $477

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: $34,925
• Closing costs: $4,191
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7306 NE 16th Ave #1 Vancouver, WA	2.0	1.0	988	$1,395	$1.41	24d	1	0.18mi
7900 NE 18th Ave Vancouver, WA	1.0–3.0	1.0	755	$1,650	$2.19	2d	4	0.20mi
8005 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	849	$2,045	$2.41	8d	14	0.24mi
7439 NE 13th Ave Vancouver, WA	2.0	1.0	817	$1,438	$1.76	22d	2	0.24mi
7301 NE 13th Ave Vancouver, WA	2.0	1.0	840	$1,520	$1.81	4d	6	0.27mi
1437 NE 82nd Dr Vancouver, WA	3.0	2.5	1500	$2,695	$1.80	3d	1	0.32mi
8003 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	845	$2,045	$2.42	8d	16	0.32mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$2,550	$2.36	2d	10	0.34mi
8208 NE 13th Ave Vancouver, WA	2.0	1.0	750	$1,450	$1.93	24d	1	0.43mi
1106 NE 83rd St Vancouver, WA	1.0–3.0	1.0–2.5	1058	$2,318	$2.19	20d	1	0.50mi
7317 NE Hazel Dell Ave #10 Vancouver, WA	2.0	1.0	1037	$1,395	$1.35	24d	1	0.58mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	15d	1	0.59mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	13d	1	0.59mi
1532 NE 87th Way Vancouver, WA	3.0	2.5	1418	$2,295	$1.62	24d	1	0.61mi
616 NE Anderson St Vancouver, WA	2.0	1.0	825	$1,295	$1.57	24d	1	0.63mi
1016 NE 86th St Vancouver, WA	2.0	1.0	950	$1,475	$1.55	24d	1	0.67mi
1008 NE 86th St Vancouver, WA	2.0	1.0	700	$1,395	$1.99	24d	1	0.68mi
6208 NE 17th Ave Vancouver, WA	2.0	2.0	981	$1,575	$1.60	5d	7	0.68mi
928 NE 86th St Vancouver, WA	2.0	1.0	700	$1,250	$1.79	11d	1	0.69mi
932 NE 86th St Vancouver, WA	2.0	1.0	700	$1,295	$1.85	24d	1	0.69mi
8917 NE 15th Ave Vancouver, WA	2.0	1.0	850	$1,395	$1.64	2d	11	0.72mi
511 NE 66th St Vancouver, WA	2.0	1.0	820	$1,895	$2.31	24d	1	0.75mi
418 NE 66th St Vancouver, WA	2.0	1.0	820	$1,795	$2.19	24d	1	0.75mi
608 NE 86th St Vancouver, WA	2.0	2.0	1031	$1,825	$1.77	3d	1	0.78mi
8415 NE Hazel Dell Ave Vancouver, WA	2.0–3.0	1.0	871	$1,750	$2.01	2d	4	0.78mi
405 NE 85th St Vancouver, WA	2.0	1.5	1116	$2,299	$2.06	3d	1	0.82mi
9211 NE 15th Ave Vancouver, WA	1.0–3.0	1.0–2.0	900	$2,099	$2.33	3d	22	0.83mi
145 NW 76th St Vancouver, WA	3.0	2.5	1349	$2,245	$1.66	8d	1	0.87mi
6304 NE 4th Ave Vancouver, WA	2.0	1.0	985	$1,499	$1.52	18d	1	0.90mi
8500 NE Hazel Dell Ave Vancouver, WA	1.0–2.0	1.0–2.0	837	$1,675	$2.00	11d	2	0.92mi
9501 NE 19th Ave Vancouver, WA	1.0–2.0	1.0–2.5	844	$2,099	$2.49	4d	20	0.94mi
7714 NE 39th Ct Vancouver, WA	1.0–2.0	1.0–2.0	921	$2,035	$2.21	2d	12	1.04mi
8007 NE 38th Ave Vancouver, WA	3.0	2.5	1477	$2,395	$1.62	3d	1	1.08mi
1801 NE 99th St Unit 9802-6 Vancouver, WA	2.0	1.5	910	$1,395	$1.53	24d	1	1.09mi
9917 NE 13th Ave Vancouver, WA	2.0	1.0	707	$1,645	$2.33	3d	4	1.15mi
1824 NE 104th Loop Vancouver, WA	2.0	1.0	847	$1,420	$1.68	24d	1	1.30mi
10117 NE 9th Ave Vancouver, WA	1.0–2.0	1.0–2.0	790	$1,470	$1.86	3d	8	1.30mi
10223 NE 13th Ave Vancouver, WA	2.0	2.0	850	$1,675	$1.97	24d	1	1.36mi
10316 NE Stutz Rd Vancouver, WA	2.0	1.0	880	$1,300	$1.48	24d	1	1.38mi
10223 NE Notchlog Dr Vancouver, WA	2.0	1.0	665	$1,646	$2.48	8d	1	1.39mi

Listing history 26 events

1. 2026-06-18
   days on market $139,700 Active 317 DOM
2. 2026-06-17
   days on market $139,700 Active 316 DOM
3. 2026-06-16
   days on market $139,700 Active 315 DOM
4. 2026-06-15
   days on market $139,700 Active 314 DOM
5. 2026-06-13
   days on market $139,700 Active 312 DOM
6. 2026-06-09
   days on market $139,700 Active 308 DOM
7. 2026-06-08
   days on market $139,700 Active 307 DOM
8. 2026-06-07
   days on market $139,700 Active 306 DOM
9. 2026-06-03
   days on market $139,700 Active 302 DOM
10. 2026-06-02
    days on market $139,700 Active 301 DOM
11. 2026-06-01
    days on market $139,700 Active 300 DOM
12. 2026-05-31
    days on market $139,700 Active 299 DOM
13. 2025-10-22
    price $139,700 451-char remark

    Show marketing remark (451 chars)

    Very well-maintained 3BR/2BA Fleetwood home and one of the few in this 55+ community that backs to Heritage Farms/WSU Community Gardens. Sip coffee on the covered back deck and enjoy the view. Large primary w/huge bath. Big kitchen w/eating bar on island. Newer dishwasher, all appliances included. 8x8 garden shed, extra storage in 2-car covered carport. Listing agent related to seller. One year of space rent credit to buyer with accepted offer!

14. 2025-09-11
    status Active 451-char remark

    Show marketing remark (451 chars)

    Very well-maintained 3BR/2BA Fleetwood home and one of the few in this 55+ community that backs to Heritage Farms/WSU Community Gardens. Sip coffee on the covered back deck and enjoy the view. Large primary w/huge bath. Big kitchen w/eating bar on island. Newer dishwasher, all appliances included. 8x8 garden shed, extra storage in 2-car covered carport. Listing agent related to seller. One year of space rent credit to buyer with accepted offer!

15. 2025-08-29
    status Pending 451-char remark

    Show marketing remark (451 chars)

    Very well-maintained 3BR/2BA Fleetwood home and one of the few in this 55+ community that backs to Heritage Farms/WSU Community Gardens. Sip coffee on the covered back deck and enjoy the view. Large primary w/huge bath. Big kitchen w/eating bar on island. Newer dishwasher, all appliances included. 8x8 garden shed, extra storage in 2-car covered carport. Listing agent related to seller. One year of space rent credit to buyer with accepted offer!

16. 2025-08-20
    price $144,500 451-char remark

    Show marketing remark (451 chars)

    Very well-maintained 3BR/2BA Fleetwood home and one of the few in this 55+ community that backs to Heritage Farms/WSU Community Gardens. Sip coffee on the covered back deck and enjoy the view. Large primary w/huge bath. Big kitchen w/eating bar on island. Newer dishwasher, all appliances included. 8x8 garden shed, extra storage in 2-car covered carport. Listing agent related to seller. One year of space rent credit to buyer with accepted offer!

17. 2025-07-23
    listed $149,500 Active 451-char remark

    Show marketing remark (451 chars)

    Very well-maintained 3BR/2BA Fleetwood home and one of the few in this 55+ community that backs to Heritage Farms/WSU Community Gardens. Sip coffee on the covered back deck and enjoy the view. Large primary w/huge bath. Big kitchen w/eating bar on island. Newer dishwasher, all appliances included. 8x8 garden shed, extra storage in 2-car covered carport. Listing agent related to seller. One year of space rent credit to buyer with accepted offer!

18. 2017-12-19
    soldstatus $90,000 Sold 436-char remark

    Show marketing remark (436 chars)

    This home is one of a few backing to green space in this quiet, 55+ park. Full view of Heritage Farm/WSU/Comm Gardens-watch seasons change from your Dining Rm or covered deck! Nice kitchen, newer Stove & Dishwasher. Sturdy entry ramp/Tub cutout for EZ shower access. Friendly people, meeting room, clean, safe! 2 storage sheds! Move-in Ready, or add new carpet?? Sold AS IS. Agent Related to Seller: My parents loved it last 10 yrs!

19. 2017-11-26
    status Pending 436-char remark

    Show marketing remark (436 chars)

    This home is one of a few backing to green space in this quiet, 55+ park. Full view of Heritage Farm/WSU/Comm Gardens-watch seasons change from your Dining Rm or covered deck! Nice kitchen, newer Stove & Dishwasher. Sturdy entry ramp/Tub cutout for EZ shower access. Friendly people, meeting room, clean, safe! 2 storage sheds! Move-in Ready, or add new carpet?? Sold AS IS. Agent Related to Seller: My parents loved it last 10 yrs!

20. 2017-10-27
    price $90,000 436-char remark

    Show marketing remark (436 chars)

    This home is one of a few backing to green space in this quiet, 55+ park. Full view of Heritage Farm/WSU/Comm Gardens-watch seasons change from your Dining Rm or covered deck! Nice kitchen, newer Stove & Dishwasher. Sturdy entry ramp/Tub cutout for EZ shower access. Friendly people, meeting room, clean, safe! 2 storage sheds! Move-in Ready, or add new carpet?? Sold AS IS. Agent Related to Seller: My parents loved it last 10 yrs!

21. 2017-10-02
    listed $100,000 Active 436-char remark

    Show marketing remark (436 chars)

    This home is one of a few backing to green space in this quiet, 55+ park. Full view of Heritage Farm/WSU/Comm Gardens-watch seasons change from your Dining Rm or covered deck! Nice kitchen, newer Stove & Dishwasher. Sturdy entry ramp/Tub cutout for EZ shower access. Friendly people, meeting room, clean, safe! 2 storage sheds! Move-in Ready, or add new carpet?? Sold AS IS. Agent Related to Seller: My parents loved it last 10 yrs!

22. 2006-11-14
    soldstatus $75,000
23. 2006-11-14
    soldstatus $75,000
24. 2006-10-09
    historical
25. 2006-08-26
    listed $79,900
26. 2006-08-26
    listed $79,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,016
• − Mortgage interest: −$7,825
• − Property taxes: −$2,096
• − Insurance: −$698
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$4,064
• Taxable income: $4,650
• Est. tax owed @ 24.0%: −$1,116
• After-tax cash flow: $5,482/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: Vancouver School District
• NCES district ID: 5309270
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,562
• Composite: 43.45/100
• National rank: #6479
• State rank: #156 of 291 in WA

Livability — Hazel Dell

• Score: 82/100
• State rank: #67
• US rank: #1216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Dell, WA
• County: Clark County · 513,189 people
• City population: 28,243
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,910
• Household income: $88,559
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1070.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 529,610 people
• By 2030: 563,242 · +6.4%
• By 2040: 625,905 · +18.2%
• By 2050: 681,558 · +28.7%
• By 2075: 805,967 · +52.2%
• By 2100: 877,450 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 11% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 5% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Asian/Pacific 2%

Political lean MEDSL · Clark

• 2024 margin: Lean D (+7.0) · D 52.1% · R 45.1% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 6.1pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+5.1 2016: D+0.1 2012: D+0.1 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -274.20%
• Current HPI: 303.1342
• Rent YoY: ▲ 2.00%
• Metro: Portland-Vancouver-Hillsboro, OR-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

+74.8% since first listed

14 events — show timeline

• 2025-10-22 Price Changed $139,700 RMLS
• 2025-09-11 Relisted — RMLS
• 2025-08-29 Pending — RMLS
• 2025-08-20 Price Changed $144,500 RMLS
• 2025-07-23 Listed $149,500 RMLS
• 2017-12-19 Sold (MLS) $90,000 RMLS
• 2017-11-26 Pending — RMLS
• 2017-10-27 Price Changed $90,000 RMLS
• 2017-10-02 Listed $100,000 RMLS
• 2006-11-14 Sold (MLS) $75,000 NWMLS as Distributed by MLS Grid
• 2006-11-14 Sold (MLS) $75,000 RMLS
• 2006-10-09 Delisted — RMLS
• 2006-08-26 Listed $79,900 NWMLS as Distributed by MLS Grid
• 2006-08-26 Listed $79,900 RMLS

Property tax history

-9.7%/yr

Latest (2026): $93 · -40.9% YoY. Source: county tax records.