159 16th Ave · Longview, WA 98632

$165,000

2 bd · 2.0 ba · 1,086 sqft · SingleFamily public records · 6 Days on market

Built 1925 10,454 sqft lot

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• 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

Great floor-plan on this cute home! Good sized laundry room leading out to a patio. Tons of parking out back! Fully fenced and landscaped. Large master with a bathroom and second bedroom on main floor with a connected bathroom. Great guest quarters/playroom upstairs. Camera system stays with the home! Come check out this place before its gone!

Key facts

• Gated back yard
• Potential bonus room
• Carports

Tags

• GATED BACK YARD
• CARPORTS
• LARGE DETACHED GARAGE
• POTENTIAL BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (2.5% below list).
• Recommended offer: $161k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Zoned schools: Kessler Elementary School (289 students, 85% FRL); Cascade Middle School (462 students, 69% FRL); Mark Morris High School (914 students, 54% FRL).
• Market conditions: Rents rising (+2.6%/yr); 356 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,875 (2.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $331,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 15th Ave	0.15mi	3/1.0 (+1)	1,040 (-4%)	1mo	$334,500	$322	76
285 19th Ave	0.19mi	1/1.0 (-1)	1,145 (+5%)	2mo	$270,000	$236	71
420 24th Ave	0.52mi	2/1.0	1,036 (-5%)	2mo	$309,900	$299	63
289 20th Ave	0.25mi	3/1.5 (+1)	984 (-9%)	4mo	$299,900	$305	62
1505 Nichols Blvd	0.68mi	2/2.0	1,111 (+2%)	3mo	$340,000	$306	62
341 24th Ave	0.51mi	3/1.0 (+1)	1,056 (-3%)	4mo	$308,400	$292	60
446 20th Ave	0.39mi	2/1.0	1,224 (+13%)	2mo	$265,000	$217	55
646 16th Ave	0.64mi	2/1.0	1,029 (-5%)	4mo	$350,000	$340	54
450 16th Ave	0.34mi	3/1.0 (+1)	924 (-15%)	2mo	$331,500	$359	48
620 20th Ave	0.62mi	2/1.0	955 (-12%)	3mo	$225,000	$236	44
603 15th Ave	0.55mi	3/1.0 (+1)	1,237 (+14%)	1mo	$366,000	$296	41
360 27th Ave	0.67mi	3/1.0 (+1)	949 (-13%)	2mo	$329,900	$348	37

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-17,166
• Equity at exit: $24,602

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,447
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$865
• Tax from tax record: −$176 /mo · $2,116/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $161

Break-even live

Break-even rent $1,406

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 15th Ave Longview, WA	2.0	1.0	764	$1,995	$2.61	2d	1	0.07mi
267 23rd Ave Unit 269 Longview, WA	2.0	1.0	825	$1,200	$1.45	23d	1	0.41mi
228 25th Ave Unit 201 Longview, WA	3.0	1.0	1100	$1,350	$1.23	11d	1	0.49mi
224 Cypress St Longview, WA	3.0	1.0	1000	$1,495	$1.50	21d	1	0.91mi
1153 16th Ave Longview, WA	2.0	1.0	850	$1,465	$1.72	23d	2	1.31mi
944 33rd Ave Longview, WA	2.0	1.0	754	$1,275	$1.69	23d	2	1.37mi

Listing history 25 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   listed $165,000 Active
3. 2020-01-13
   soldstatus $247,000 Sold 345-char remark

   Show marketing remark (345 chars)

   Great floor-plan on this cute home! Good sized laundry room leading out to a patio. Tons of parking out back! Fully fenced and landscaped. Large master with a bathroom and second bedroom on main floor with a connected bathroom. Great guest quarters/playroom upstairs. Camera system stays with the home! Come check out this place before its gone!

4. 2020-01-13
   soldstatus $247,000 Sold

   Show marketing remark (345 chars)

   Great floor-plan on this cute home! Good sized laundry room leading out to a patio. Tons of parking out back! Fully fenced and landscaped. Large master with a bathroom and second bedroom on main floor with a connected bathroom. Great guest quarters/playroom upstairs. Camera system stays with the home! Come check out this place before its gone!

5. 2020-01-13
   soldstatus $247,000

   Show marketing remark (345 chars)

   Great floor-plan on this cute home! Good sized laundry room leading out to a patio. Tons of parking out back! Fully fenced and landscaped. Large master with a bathroom and second bedroom on main floor with a connected bathroom. Great guest quarters/playroom upstairs. Camera system stays with the home! Come check out this place before its gone!

6. 2019-11-28
   status Pending Inspection

   Show marketing remark (345 chars)

   Great floor-plan on this cute home! Good sized laundry room leading out to a patio. Tons of parking out back! Fully fenced and landscaped. Large master with a bathroom and second bedroom on main floor with a connected bathroom. Great guest quarters/playroom upstairs. Camera system stays with the home! Come check out this place before its gone!

7. 2019-11-28
   status Pending 345-char remark

   Show marketing remark (345 chars)

   Great floor-plan on this cute home! Good sized laundry room leading out to a patio. Tons of parking out back! Fully fenced and landscaped. Large master with a bathroom and second bedroom on main floor with a connected bathroom. Great guest quarters/playroom upstairs. Camera system stays with the home! Come check out this place before its gone!

8. 2019-11-23
   listed $239,900 Active 345-char remark

   Show marketing remark (345 chars)

   Great floor-plan on this cute home! Good sized laundry room leading out to a patio. Tons of parking out back! Fully fenced and landscaped. Large master with a bathroom and second bedroom on main floor with a connected bathroom. Great guest quarters/playroom upstairs. Camera system stays with the home! Come check out this place before its gone!

9. 2019-11-23
   listed $239,900 Active

   Show marketing remark (345 chars)

   Great floor-plan on this cute home! Good sized laundry room leading out to a patio. Tons of parking out back! Fully fenced and landscaped. Large master with a bathroom and second bedroom on main floor with a connected bathroom. Great guest quarters/playroom upstairs. Camera system stays with the home! Come check out this place before its gone!

10. 2018-07-31
    soldstatus $205,000 Sold 447-char remark

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

11. 2018-07-31
    soldstatus $205,000 Sold

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

12. 2018-07-31
    soldstatus $205,000

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

13. 2018-07-07
    status Pending Inspection

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

14. 2018-07-07
    status Pending 447-char remark

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

15. 2018-06-27
    status Active

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

16. 2018-06-27
    status Active 447-char remark

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

17. 2018-06-21
    status Pending Inspection

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

18. 2018-06-21
    status Pending 447-char remark

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

19. 2018-06-17
    price $209,900
20. 2018-06-16
    listed $209,900 Active 447-char remark

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

21. 2018-06-16
    listed $199,900 Active

    Show marketing remark (447 chars)

    Don't miss this updated home with so much to offer! This home has living room, kitchen w/ adjacent dining room, extra finished room, and master suite. Updates include new paint, flooring, stainless appliances, cabinets, counters & more. Also has an attached 1-car carport, detached 2-car garage and 1-car carport w/ gated access off the alley, covered patio, storage shed, and beautiful landscaping, all on an oversized lot! Fresh & clean!

22. 2005-05-06
    soldstatus $94,000
23. 1996-12-18
    soldstatus $85,000
24. 1996-12-03
    soldstatus $85,000
25. 1996-09-01
    listed $89,900

ⓘ 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: $2,116 · $176/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,305
• − Mortgage interest: −$9,243
• − Property taxes: −$2,116
• − Insurance: −$825
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$4,800
• Taxable loss: −$767
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,111/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

+83.5% since first listed

25 events — show timeline

• 2026-04-20 Pending — RMLS
• 2026-04-14 Listed $165,000 RMLS
• 2020-01-13 Sold (Public Records) $247,000 Public Records
• 2020-01-13 Sold (MLS) $247,000 NWMLS as Distributed by MLS Grid
• 2020-01-13 Sold (MLS) $247,000 RMLS
• 2019-11-28 Pending — NWMLS as Distributed by MLS Grid
• 2019-11-28 Pending — RMLS
• 2019-11-23 Listed $239,900 NWMLS as Distributed by MLS Grid
• 2019-11-23 Listed $239,900 RMLS
• 2018-07-31 Sold (Public Records) $205,000 Public Records
• 2018-07-31 Sold (MLS) $205,000 NWMLS as Distributed by MLS Grid
• 2018-07-31 Sold (MLS) $205,000 RMLS
• 2018-07-07 Pending — NWMLS as Distributed by MLS Grid
• 2018-07-07 Pending — RMLS
• 2018-06-27 Relisted — NWMLS as Distributed by MLS Grid
• 2018-06-27 Relisted — RMLS
• 2018-06-21 Pending — NWMLS as Distributed by MLS Grid
• 2018-06-21 Pending — RMLS
• 2018-06-17 Price Changed $209,900 NWMLS as Distributed by MLS Grid
• 2018-06-16 Listed $199,900 NWMLS as Distributed by MLS Grid
• 2018-06-16 Listed $209,900 RMLS
• 2005-05-06 Sold (Public Records) $94,000 Public Records
• 1996-12-18 Sold (Public Records) $85,000 Public Records
• 1996-12-03 Sold (MLS) $85,000 RMLS
• 1996-09-01 Listed $89,900 RMLS

Property tax history

+3.2%/yr

Latest (2026): $2,116 · +3.2% YoY. Source: county tax records.