13217 NE 59th St #86 · Vancouver, WA 98682

$85,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 49 Days on market

Built 1995 $52/sqft · 46% below area Est $158k · 46% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Time to cancel the rental contract and get some separation with your own unattached home. Corner lot, fully fenced, carport, shed, deck, recent paint & hotwater heater, 2004. Reefer stays.

Key facts

• Bright kitchen
• Walk-in closet
• Private bath

Tags

• ATTACHED SHOP STORAGE AREA
• BRIGHT KITCHEN
• WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• Other: Property type: Residential (manufactured home in park); Resale condition; Unit dimensions: 60 ft length x 27 ft width; Upper level area reported as 1,620
• HOA & community: Park name: SkyRidge II; Pet restrictions: buyer due diligence; Land lease in place (monthly lot rent; lease expires January 1, 2030)

Exterior

• Parking: Carport; Driveway parking (total 1 space)
• Security: No security features listed
• Utilities: Electric service for fuel and hot water; Public water; Public sewer; Cable or other internet available
• Home design: Manufactured home in a park (not attached); Single-story layout; Entry and living areas on main level; No significant view
• Construction: Built in 1995; Fleetwood manufacturer; Composition roof; Oriented strand board / panel / T-111 and wood composite siding; Foundation with block, skirting and other materials
• Exterior features: Fenced yard; Tool shed; Yard; Flag lot; Leased land; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Range hood; Pantry
• Bedrooms: Primary bedroom on main level with vaulted ceiling; Second bedroom on main level with vaulted ceiling (15 x 13); Third bedroom on main level with vaulted ceiling (14 x 13)
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced-air heating; Window cooling unit(s)
• Interior features: High ceilings; Vaulted ceilings; Laundry area; Washer and dryer included; Double pane windows with vinyl frames; Crawl space basement (dirt floor, unfinished)
• Laundry & utility: Washer and dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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); Covington Middle School (868 students, 73% FRL); Heritage High School (1,625 students, 68% FRL) — zoned schools average 67% FRL vs 39% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 461 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $54k; list at $85k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. 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?
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: 2.70% ✓
• Cap rate: 24.60%
• Cash-on-cash: 65.38%
• DSCR: 3.91
• GRM: 3.1

CMA / ARV

• ARV (median comp): $157,816
• List price: $85,000
• Delta: -46.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13217 NE 59th St #126	0.03mi	2/2.0 (-1)	1,568 (-3%)	4mo	$140,000	$89	85
5101 NE 121st Ave	0.53mi	3/2.0	1,617 (-0%)	2mo	$185,000	$114	73
5101 NE 121st Ave #9	0.53mi	3/2.0	1,635 (+1%)	2mo	$223,000	$136	72
13217 NE 59th St #81	0.00mi	3/2.0	1,400 (-14%)	9mo	$140,000	$100	70
5101 NE 121st Ave #154	0.41mi	2/2.0 (-1)	1,566 (-3%)	1mo	$170,000	$109	70
5101 NE 121st Ave #12	0.53mi	3/2.0	1,501 (-7%)	1mo	$146,000	$97	62
5101 NE 121st Ave #1	0.53mi	3/2.0	1,512 (-7%)	4mo	$230,000	$152	61
5404 NE 121st Ave #73	0.66mi	3/2.0	1,536 (-5%)	1mo	$75,000	$49	59
5101 NE 121st Ave #118	0.53mi	3/2.0	1,432 (-12%)	2mo	$220,000	$154	54
5404 NE 121st Ave #69	0.66mi	3/2.0	1,436 (-11%)	2mo	$75,000	$52	49
5404 NE 121st Ave #15	0.66mi	3/2.0	1,433 (-12%)	9mo	$155,000	$108	43
5404 NE 121st Ave #44	0.66mi	2/2.0 (-1)	1,431 (-12%)	4mo	$140,000	$98	41

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: 61.9%
• Equity multiple: 3.67×
• Total profit: $63,463
• Equity at exit: $12,674

10-year hold

• IRR: 65.7%
• Equity multiple: 6.91×
• Total profit: $140,667
• Equity at exit: $7,349

Cash invested: $23,800 (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: 461
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,297

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 38%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5719 NE 135th Ave Vancouver, WA	3.0	2.0	1260	$1,995	$1.58	43d	1	0.15mi
13815 NE 63rd St Vancouver, WA	3.0	2.5	1601	$2,395	$1.50	23d	1	0.44mi
12600 NE 49th St Unit F16 Vancouver, WA	2.0	2.0	1170	$1,695	$1.45	23d	1	0.55mi
6509 NE 139th Ct Vancouver, WA	3.0	2.0	1525	$2,529	$1.66	43d	1	0.59mi
13806 NE 47th St Vancouver, WA	3.0	2.0	1185	$2,779	$2.35	20d	1	0.62mi
4825 NE 124th Ct Vancouver, WA	3.0	2.5	1586	$2,295	$1.45	43d	1	0.64mi
6715 NE 139th Pl Vancouver, WA	3.0	2.5	1423	$2,400	$1.69	4d	1	0.64mi
6719 NE 139th Pl Vancouver, WA	3.0	2.5	1492	$2,570	$1.72	43d	1	0.65mi
4303 NE 136th Ave Vancouver, WA	3.0	2.5	1736	$2,500	$1.44	43d	1	0.77mi
11716 NE 49th St Vancouver, WA	1.0–3.0	1.0–2.5	1090	$2,250	$2.06	7d	15	0.81mi
7415 NE 136th Ave Vancouver, WA	3.0	2.5	1674	$2,495	$1.49	44d	1	0.93mi
11328 NE 51st Cir Vancouver, WA	2.0–4.0	1.0–2.0	1086	$1,862	$1.71	7d	8	0.94mi
11603 NE 71st St Vancouver, WA	1.0–3.0	1.0–2.0	991	$2,563	$2.59	1d	55	1.02mi
11205 NE 49th St Unit 11209B Vancouver, WA	2.0	1.0	1104	$1,675	$1.52	12d	1	1.08mi
3605 NE 141st Ave Vancouver, WA	3.0	2.0	1126	$2,500	$2.22	2d	1	1.16mi
6900 NE 154th Ave Vancouver, WA	1.0–3.0	1.0–2.0	921	$2,450	$2.66	1d	13	1.21mi
15413 NE 47th Cir Vancouver, WA	3.0	2.0	1362	$2,569	$1.89	43d	1	1.26mi
7815 NE 117th Ave Unit 7815-2 Vancouver, WA	3.0	1.5	1200	$1,845	$1.54	43d	1	1.31mi
12317 NE 33rd St Vancouver, WA	4.0	3.0	1700	$2,739	$1.61	43d	1	1.32mi
6117 NE 105th Ave Vancouver, WA	3.0	2.5	1521	$2,249	$1.48	21d	1	1.37mi
8313 NE 134th Pl Vancouver, WA	3.0	3.0	1520	$2,650	$1.74	43d	1	1.39mi
4202 NE Morrow Rd #201 Vancouver, WA	3.0	2.0	1155	$2,345	$2.03	43d	1	1.41mi
4202 NE Morrow Rd Vancouver, WA	3.0	2.0	1155	$2,395	$2.07	43d	1	1.41mi
4231 NE 157th Ct Vancouver, WA	3.0	2.5	2042	$2,995	$1.47	43d	1	1.44mi
6001 NE 102nd Ave Vancouver, WA	2.0–3.0	2.0	1125	$1,850	$1.64	1d	6	1.45mi
10300 NE 61st Cir Unit 10404 Vancouver, WA	3.0	2.5	1653	$2,495	$1.51	7d	1	1.46mi
10300 NE 61st Cir Unit 10315 Vancouver, WA	3.0	2.5	1486	$2,495	$1.68	23d	1	1.46mi
11703 NE 32nd St Vancouver, WA	2.0	2.0	1158	$2,095	$1.81	43d	1	1.48mi
3109 NE 118th Ave Vancouver, WA	3.0	2.5	1833	$2,595	$1.42	43d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 49 DOM
2. 2026-06-17
   days on market $85,000 Active 48 DOM
3. 2026-06-16
   days on market $85,000 Active 47 DOM
4. 2026-06-15
   days on market $85,000 Active 46 DOM
5. 2026-06-13
   days on market $85,000 Active 44 DOM
6. 2026-06-13
   days on market $85,000 Active 43 DOM
7. 2026-06-09
   days on market $85,000 Active 40 DOM
8. 2026-06-08
   days on market $85,000 Active 39 DOM
9. 2026-06-07
   days on market $85,000 Active 38 DOM
10. 2026-06-03
    days on market $85,000 Active 34 DOM
11. 2026-06-02
    days on market $85,000 Active 33 DOM
12. 2026-06-01
    days on market $85,000 Active 32 DOM
13. 2026-05-31
    days on market $85,000 Active 31 DOM
14. 2026-05-10
    status Active 652-char remark
15. 2026-05-05
    status Pending 652-char remark
16. 2026-04-26
    listed $85,000 Active 652-char remark
17. 2006-08-11
    soldstatus $54,000 194-char remark

    Show marketing remark (194 chars)

    Time to cancel the rental contract and get some separation with your own unattached home. Corner lot, fully fenced, carport, shed, deck, recent paint & hotwater heater, 2004. Reefer stays.

18. 2006-08-11
    soldstatus $54,000

    Show marketing remark (194 chars)

    Time to cancel the rental contract and get some separation with your own unattached home. Corner lot, fully fenced, carport, shed, deck, recent paint & hotwater heater, 2004. Reefer stays.

19. 2006-07-17
    historical 194-char remark

    Show marketing remark (194 chars)

    Time to cancel the rental contract and get some separation with your own unattached home. Corner lot, fully fenced, carport, shed, deck, recent paint & hotwater heater, 2004. Reefer stays.

20. 2005-07-27
    listed $54,000 194-char remark

    Show marketing remark (194 chars)

    Time to cancel the rental contract and get some separation with your own unattached home. Corner lot, fully fenced, carport, shed, deck, recent paint & hotwater heater, 2004. Reefer stays.

21. 2005-07-27
    listed $54,000

    Show marketing remark (194 chars)

    Time to cancel the rental contract and get some separation with your own unattached home. Corner lot, fully fenced, carport, shed, deck, recent paint & hotwater heater, 2004. Reefer stays.

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $833 · $69/mo
• Expected delta: +$433/yr (+$36/mo · 108.4%)

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

Taxation est. · year 1

• Rental income: $27,512
• − Mortgage interest: −$4,761
• − Property taxes: −$400
• − Insurance: −$425
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$2,473
• Taxable income: $15,051
• Est. tax owed @ 24.0%: −$3,612
• After-tax cash flow: $11,948/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

+57.4% since first listed

8 events — show timeline

• 2026-05-10 Relisted — RMLS
• 2026-05-05 Pending — RMLS
• 2026-04-26 Listed $85,000 RMLS
• 2006-08-11 Sold (MLS) $54,000 NWMLS as Distributed by MLS Grid
• 2006-08-11 Sold (MLS) $54,000 RMLS
• 2006-07-17 Delisted — RMLS
• 2005-07-27 Listed $54,000 NWMLS as Distributed by MLS Grid
• 2005-07-27 Listed $54,000 RMLS

Property tax history

-0.8%/yr

Latest (2026): $400 · +24.6% YoY. Source: county tax records.