300 SW 7th Ave #908 · Battle Ground, WA 98604

$125,000

4 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 17 Days on market

Built 1988 Est $127k · at est.

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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 +8.0/15.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ mobile home park located in the heart of Battle Ground. 4 bedroom home w/spacious owners suite, walk-in closet. Vaulted w/2 living spaces, dining room, large kitchen w/lots of storage. New flooring in main & 2 bedrooms. Roof approx 7 years old. Windows new. All appliances stay. Carport w/storage. Fenced corner lot with apple tree. Space rent $775 is assumable at purchase. Park approval required for purchase.

Key facts

• Gardening space
• Clubhouse
• Apple tree

Tags

• FENCED CORNER LOT
• APPLE TREE
• CLUBHOUSE
• GARDENING SPACE

Property features AI

Finance

• Other: Located in Battle Ground Mobile Estates (park rules and management approval required to buy)
• Financial info: Land lease in effect (monthly lot rent); Land lease expires April 1, 2027
• HOA & community: Park amenities managed by on-site management; Recreation facilities available; Senior community

Exterior

• Parking: Carport; Driveway; Detached 1-car garage/carport (1 space total)
• Utilities: Public water; Public sewer; Electric fuel for heat and hot water
• Home design: Manufactured home in a park; Single-story (main level living); No notable view
• Construction: Built in 1988; T-111 siding and wood composite exterior; Composition roof; Skirting foundation
• Exterior features: Fenced yard; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level); 4th bedroom (main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Heat pump (heating and cooling)
• Interior features: Ceiling fans; Vaulted ceilings; Laundry area; Laminate flooring
• Laundry & utility: Laundry on main level; Electric hot water

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 2.8% in Battle Ground — 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 90/100 on livability (#3 in WA, #93 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living D-.
• Battle Ground School District (suburban): math 48% / reading 60% proficiency, ranked #92 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Captain Strong (628 students, 38% FRL); Chief Umtuch Middle (553 students, 35% FRL); Open Doors Battle Ground (15 students, 33% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 459 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• This rent runs 31% of the median local income ($112k/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 $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 + 4.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.32% ✓
• Cap rate: 21.07%
• Cash-on-cash: 52.76%
• DSCR: 3.35
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $126,522
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 SW 7th Ave #1202	0.00mi	4/2.0	1,728 (-3%)	6mo	$122,500	$71	90
300 SW 7th Ave #502	0.00mi	4/2.0	1,515 (-15%)	9mo	$100,000	$66	68

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 51.8%
• Equity multiple: 3.31×
• Total profit: $80,677
• Equity at exit: $18,638

10-year hold

• IRR: 57.5%
• Equity multiple: 6.96×
• Total profit: $208,707
• 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 98604

• Rents YoY: 4.0%
• Active inventory: 459
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$656
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $1,539

Break-even live

Break-even rent $954

Max offer price $125,000

Occupancy floor 42%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 SW 6th Cir Battle Ground, WA	4.0	2.0	1794	$3,000	$1.67	43d	1	0.17mi
1105 N Parkway Ave Battle Ground, WA	3.0	2.0	1384	$2,500	$1.81	2d	1	0.84mi
1215 SE 5th St Battle Ground, WA	3.0	2.5	1496	$2,425	$1.62	43d	1	0.93mi
1200 SE 7th St Battle Ground, WA	3.0	2.5	1754	$2,395	$1.37	1d	1	0.93mi
2301 SW 5th Pl Battle Ground, WA	3.0	2.5	1450	$2,595	$1.79	2d	1	0.97mi
2214 NW 7th St Battle Ground, WA	4.0	2.5	1972	$2,795	$1.42	4d	1	1.01mi
2030 NW 14th Way Battle Ground, WA	4.0	2.5	1986	$2,895	$1.46	43d	1	1.15mi
11014 NE 197th St Battle Ground, WA	3.0	2.0	2247	$3,795	$1.69	43d	1	1.17mi
724 NE 14th Way Battle Ground, WA	3.0	2.5	1688	$2,650	$1.57	17d	1	1.18mi
406 SW 32nd St Battle Ground, WA	3.0	2.5	1722	$2,350	$1.36	23d	1	1.41mi

Listing history 11 events

1. 2026-06-18
   days on market $125,000 Active 17 DOM
2. 2026-06-17
   days on market $125,000 Active 16 DOM
3. 2026-06-16
   days on market $125,000 Active 15 DOM
4. 2026-06-15
   days on market $125,000 Active 14 DOM
5. 2026-06-13
   days on market $125,000 Active 12 DOM
6. 2026-06-09
   days on market $125,000 Active 8 DOM
7. 2026-06-08
   days on market $125,000 Active 7 DOM
8. 2026-06-07
   days on market $125,000 Active 6 DOM
9. 2026-06-03
   days on market $125,000 Active 2 DOM
10. 2026-06-01
    remarks 504-char remark
11. 2026-06-01
    listed $125,000 Active 1 DOM

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$668/yr (+$56/mo · 119.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,828
• − Mortgage interest: −$7,002
• − Property taxes: −$557
• − Insurance: −$625
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − Depreciation: −$3,636
• Taxable income: $17,435
• Est. tax owed @ 24.0%: −$4,184
• After-tax cash flow: $14,281/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: Battle Ground School District
• NCES district ID: 5300380
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,646
• Composite: 49.81/100
• National rank: #4201
• State rank: #92 of 291 in WA

Livability — Battle Ground

• Score: 90/100
• State rank: #3
• US rank: #93

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battle Ground, WA
• County: Clark County · 513,189 people
• City population: 38,839
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 38,839
• Household income: $112,448
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 485.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Portuguese 4% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 6% Spanish 3%

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: ▼ -296.15%
• Current HPI: 298.5364
• Rent YoY: ▲ 4.00%
• 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

+160.4% since first listed

15 events — show timeline

• 2026-06-01 Listed $125,000 RMLS
• 2023-08-07 Sold (MLS) $80,000 RMLS
• 2023-06-25 Pending — RMLS
• 2023-06-07 Price Changed $99,500 RMLS
• 2023-06-01 Price Changed $119,000 RMLS
• 2023-04-26 Price Changed $129,000 RMLS
• 2023-02-26 Price Changed $145,500 RMLS
• 2023-02-05 Relisted — RMLS
• 2023-02-02 Delisted — RMLS
• 2022-11-02 Price Changed $158,000 RMLS
• 2022-09-11 Price Changed $168,000 RMLS
• 2022-09-02 Price Changed $179,900 RMLS
• 2022-07-22 Listed $185,000 RMLS
• 1999-05-07 Sold (MLS) $48,000 RMLS
• 1998-03-31 Listed $48,000 RMLS

Property tax history

+12.6%/yr

Latest (2026): $557 · -11.5% YoY. Source: county tax records.