7472 Road F SE #8 · Marine View, WA 99344

$164,999

2 bd · 1.0 ba · 1,512 sqft · Manufactured public records · 47 Days on market

Built 1983 $109/sqft · 35% below area Est $262k · 37% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.8/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home in Sun Desert Park a 55+ Senior Community where only one adult needs to be 55. Located close to Legacy Golf Course, Potholes State Park and MarDon Resort! This charming and well-maintained 2 bedroom, 2 bathroom home offers the perfect blend of comfort, convenience, and affordability. Step inside to find a warm and inviting living space with a spacious kitchen that features ample cabinet space. The primary bedroom includes an en-suite bathroom and generous closet space! Outside you'll find a 24x50 shop featuring two insulated walled off rooms, a mezzanine and room to park your Rv, boat, golf cart or anything else you desire, there is a large automatic bay door and t

Key facts

• 24x50 shop
• Mezzanine
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• 24X50 SHOP
• INSULATED WALLED OFF ROOMS
• MEZZANINE
• ROOM TO PARK
• LARGE AUTOMATIC BAY DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Royal School District (rural): math 34% / reading 40% proficiency, ranked #241 of 291 in WA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 559 units permitted in Grant County in 2024 (35 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.
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $57k; list at $165k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,049 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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: 1.08% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (median comp): $261,850
• List price: $164,999
• Delta: -36.99%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $660
• Equity at exit: $24,602

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $35,642
• 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 99344

• Active inventory: 87
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $431

Break-even live

Break-even rent $1,232

Max offer price $164,999

Occupancy floor 71%

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: —

Listing history 4 events

1. 2026-04-09
   listed $164,999 Active
2. 2005-03-28
   soldstatus $57,000
3. 2004-09-13
   listed $59,900
4. 2000-05-01
   soldstatus $55,000

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$1,150/yr (+$96/mo · 246.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,331
• − Mortgage interest: −$9,243
• − Property taxes: −$467
• − Insurance: −$825
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,800
• Taxable income: $2,584
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $4,556/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: Royal School District
• NCES district ID: 5307620
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $42,923
• Composite: 33.87/100
• National rank: #10366
• State rank: #241 of 291 in WA

Livability — Marine View

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 19,458

Population outlook (Grant County) Hauer SSP2

• Today (2025): 99,356 people
• By 2030: 102,107 · +2.8%
• By 2040: 108,318 · +9.0%
• By 2050: 114,712 · +15.5%
• By 2075: 131,376 · +32.2%
• By 2100: 146,163 · +47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% White 25% Two or more races 21% Native American 3%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Portuguese 2% Lithuanian 1% Italian 1%
• Foreign-born: 27% · Canada
• Languages at home: 40% English-only · Spanish 59%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.4% · Other 2.6%
• 2008→2024 swing: -9.9pp toward R · 2008: -27.5pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.4 2016: R+37.9 2012: R+32.6 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -401.63%
• Current HPI: 212.6444
• Rent YoY: —
• Metro: —
• 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

+200.0% since first listed

4 events — show timeline

• 2026-04-09 Listed $164,999 NWMLS as Distributed by MLS Grid
• 2005-03-28 Sold (MLS) $57,000 NWMLS as Distributed by MLS Grid
• 2004-09-13 Listed $59,900 NWMLS as Distributed by MLS Grid
• 2000-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

-5.3%/yr

Latest (2017): $467 · -4.1% YoY. Source: county tax records.