13201 NE 44th St #26 · Vancouver, WA 98682

$125,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 46 Days on market

Built 1977 $159/sqft · 32% above area Est $162k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, one-level living in this beautifully cared-for double-wide manufactured home in an all-ages park, offering approximately 1,350 sq ft of comfortable space. Bright and inviting living areas create a warm atmosphere, while the spacious layout provides flexibility for everyday living and entertaining. Enjoy the versatility of ample parking, including a covered carport, extended driveway and RV parking. Fully fenced backyard, with room for entertaining or relaxing, as well as covered front deck that extends your living space- perfect for morning coffee or unwinding at the end of the day! Ideally located in East Vancouver minutes from shopping, dining and daily conveniences.

Key facts

• Rv parking
• Ample parking
• Covered carport

Tags

• ONE LEVEL LIVING
• DOUBLE WIDE MANUFACTURED HOME
• AMPLE PARKING
• COVERED CARPORT
• EXTENDED DRIVEWAY
• RV PARKING

Property features AI

Finance

• Other: Lot rent listed as $999 monthly
• Financial info: Land lease (expires March 1, 2028)
• HOA & community: Water provided by association; Dogwood Mobile Park community; Lot rent paid monthly

Exterior

• Parking: Carport; Driveway; RV parking available
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in park; Single-story (main level living); Model 56x14; Not attached; No view indicated
• Construction: Metal roof; Skirting foundation; Built in 1977
• Exterior features: Metal siding; Vinyl siding; Deck; Fenced yard; Porch; RV parking; Tool shed; Level lot; Concrete road access; Yard

Interior

• Kitchen: Free-standing range; Pantry
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Bathrooms: One full bathroom; One partial bathroom
• Heating & cooling: Forced air heating; Mini split cooling; Wall unit(s) for cooling; Electric hot water
• Interior features: Accessible approach with ramp; Laundry; Vinyl window frames
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.7% in Vancouver — 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 (#62 in WA, #1,133 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, cost of living D-.
• Evergreen School District (Clark) (urban): math 41% / reading 51% proficiency, ranked #164 of 291 in WA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Burnt Bridge Creek Elementary Sch (377 students, 62% FRL); Pacific Middle School (864 students, 49% FRL); Open Doors Evergreen (109 students, 72% FRL) — zoned schools average 61% FRL vs 39% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 463 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $864 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 + 0.6% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $162,478
• List price: $125,000
• Delta: -23.07%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.63% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,928
• Equity at exit: $18,638

10-year hold

• IRR: 12.4%
• Equity multiple: 1.88×
• Total profit: $30,633
• Equity at exit: $10,808

Cash invested: $35,000 (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 98682

• Rents YoY: 0.6%
• Active inventory: 463
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $489

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 66%

Sensitivity live

Price	-10% $575	-5% $532	+0% $489	+5% $446	+10% $403
Rent	-10% $354	-5% $421	+0% $489	+5% $557	+10% $624
Rate	-1.0pp $552	-0.5pp $521	base $489	+0.5pp $457	+1.0pp $424

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3702 NE 132nd Ave Unit 1 Vancouver, WA	2.0	1.0	790	$1,825	$2.31	9d	1	0.28mi
4905 NE 122nd Ave Vancouver, WA	1.0	1.0	684	$1,500	$2.19	9d	1	0.52mi
11716 NE 49th St Vancouver, WA	1.0–3.0	1.0–2.5	1090	$1,788	$1.64	0d	13	0.77mi
4619 NE 112th Ave Vancouver, WA	1.0–3.0	1.0–2.0	820	$1,650	$2.01	0d	25	0.79mi
13609 NE 28th St Vancouver, WA	2.0	1.0	750	$1,400	$1.87	45d	1	0.79mi
5264 NE 121st Ave Vancouver, WA	2.0	2.0	944	$1,850	$1.96	45d	1	0.83mi
12901 NE 28th St Vancouver, WA	1.0–2.0	1.0	824	$1,877	$2.28	0d	10	0.83mi
11412 NE 49th St Vancouver, WA	1.0–2.0	1.0–2.0	810	$1,665	$2.06	0d	8	0.88mi
2508 NE 138th Ave Vancouver, WA	2.0–3.0	1.0–2.0	979	$1,495	$1.53	3d	5	0.88mi
11205 NE 49th St Unit 11303D Vancouver, WA	2.0	1.0	944	$1,595	$1.69	21d	1	0.96mi
11205 NE 49th St Unit 11209B Vancouver, WA	2.0	1.0	1104	$1,675	$1.52	13d	1	0.96mi
2311 NE 138th Ave Vancouver, WA	2.0	2.0–2.5	1030	$1,625	$1.58	9d	2	1.00mi
11111 NE 48th Cir Unit D Vancouver, WA	2.0	1.0	860	$1,575	$1.83	45d	1	1.01mi
11114 NE 48th Cir Unit B Vancouver, WA	2.0	1.0	700	$1,395	$1.99	45d	1	1.02mi
12101 NE 28th St Vancouver, WA	1.0–2.0	1.0–2.0	806	$2,086	$2.59	0d	12	1.02mi
11328 NE 51st Cir Vancouver, WA	2.0–4.0	1.0–2.0	1086	$1,549	$1.43	9d	8	1.04mi
4821 NE 110th Ave Vancouver, WA	2.0	2.0	1020	$1,595	$1.56	25d	3	1.06mi
4202 NE Morrow Rd #203 Vancouver, WA	2.0	1.5	921	$1,795	$1.95	45d	1	1.11mi
4000 NE 109th Ave Vancouver, WA	1.0–2.0	1.0–2.5	780	$1,950	$2.50	4d	2	1.17mi
3708 NE 109th Ave Vancouver, WA	1.0–3.0	1.0–2.0	854	$1,816	$2.13	0d	32	1.19mi
10809 NE 48th Cir Apt C Vancouver, WA	2.0	1.0	806	$1,395	$1.73	45d	1	1.21mi
11900 NE 18th St Vancouver, WA	1.0–3.0	1.0–3.0	1318	$2,188	$1.66	45d	1	1.23mi
6603 NE 137th Ave Vancouver, WA	2.0	1.0	750	$1,545	$2.06	45d	1	1.26mi
2201 NE 112th Ave Vancouver, WA	1.0	1.0	713	$1,575	$2.21	13d	1	1.38mi
2201 NE 112th Ave Vancouver, WA	1.0	1.0	713	$1,565	$2.19	45d	1	1.38mi
2201 NE 112th Ave Vancouver, WA	1.0–3.0	1.0–2.0	935	$1,846	$1.97	5d	1	1.38mi
6811 NE 121st Ave Vancouver, WA	1.0–3.0	1.0–2.0	887	$1,957	$2.21	0d	26	1.40mi
11202 NE 20th St Vancouver, WA	1.0–2.0	1.0–2.0	928	$1,923	$2.07	0d	6	1.41mi
1330 NE 136th Ave Vancouver, WA	1.0–3.0	1.0–2.0	1012	$2,015	$1.99	0d	13	1.42mi
1418 NE 140th Ave Vancouver, WA	2.0	1.5	904	$1,895	$2.10	16d	1	1.43mi
1900 NE 113th Ct Vancouver, WA	1.0–2.0	1.0–2.0	887	$1,777	$2.00	0d	6	1.47mi
2000 NE 112th Ave Unit A12 Vancouver, WA	2.0	2.0	1056	$1,545	$1.46	45d	1	1.48mi
2000 NE 112th Ave Unit C33 Vancouver, WA	1.0	1.0	824	$1,325	$1.61	17d	1	1.48mi
1441 NE 136th Ave Vancouver, WA	1.0–3.0	1.0–2.0	1063	$2,172	$2.04	0d	17	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $125,000 Active 46 DOM
2. 2026-06-18
   days on market $125,000 Active 43 DOM
3. 2026-06-17
   days on market $125,000 Active 42 DOM
4. 2026-06-16
   days on market $125,000 Active 41 DOM
5. 2026-06-15
   days on market $125,000 Active 40 DOM
6. 2026-06-13
   days on market $125,000 Active 38 DOM
7. 2026-06-13
   days on market $125,000 Active 37 DOM
8. 2026-06-09
   days on market $125,000 Active 34 DOM
9. 2026-06-08
   days on market $125,000 Active 33 DOM
10. 2026-06-07
    days on market $125,000 Active 32 DOM
11. 2026-06-03
    days on market $125,000 Active 28 DOM
12. 2026-06-02
    days on market $125,000 Active 27 DOM
13. 2026-06-01
    days on market $125,000 Active 26 DOM
14. 2026-05-31
    days on market $125,000 Active 25 DOM
15. 2026-05-07
    status Pending 694-char remark
16. 2026-04-23
    listed $125,000 Active 694-char remark

ⓘ 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: $20,550
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$3,636
• Taxable income: $4,124
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,879/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: Evergreen School District (Clark)
• NCES district ID: 5302700
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $59,418
• Composite: 42.53/100
• National rank: #6859
• State rank: #164 of 291 in WA

Livability — Vancouver

• Score: 82/100
• State rank: #62
• US rank: #1133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vancouver, WA
• County: Clark County · 513,189 people
• City population: 360,195
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 68,305
• Household income: $99,918
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1618.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 13% Asian 6% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 79% English-only · Spanish 8% Russian/Polish/Slavic 6% 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: ▼ -303.95%
• Current HPI: 307.0529
• Rent YoY: ▲ 0.63%
• 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

3 events — show timeline

• 2026-05-19 Relisted — RMLS
• 2026-05-07 Pending — RMLS
• 2026-04-23 Listed $125,000 RMLS

Property tax history

+8.1%/yr

Latest (2026): $107 · +67.1% YoY. Source: county tax records.