369 Gun Clb #21 · Woodland, WA 98674

$99,000

3 bd · 2.0 ba · 1,294 sqft · Manufactured public records · 20 Days on market

Built 2000 4,306 sqft lot $77/sqft · 12% below area Est $112k · 12% 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 +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this lovely 3 bedroom, 2 bath home offering 1,294 sq ft of comfortable living in the desirable Woodland East 55+ community. The functional floor plan features vaulted ceilings and a spacious primary suite with ensuite soaker tub as well as a shower. The kitchen offers plenty of storage, and all appliances are included, making this home truly move-in ready.Major updates provide peace of mind, including new roof, flooring, and water heater in 2020, exterior paint in 2021, and new HVAC in 2025. Full home security system included.Enjoy the pleasant backyard as the home backs to a wooded area, providing a natural backdrop. The space is ideal for year-round entertaining with a new large gazebo and propane fire pit.Additional storage includes a shed in the backyard and a storage room off the carport. Shed, storage cabinet, upright freezer, and safe remain with the home. With thoughtful updates, abundant storage, and a comfortable, inviting outdoor area, this home is ready for its next owner—don’t miss it!

Key facts

• Ensuite soaker tub
• New flooring
• Vaulted ceilings

Tags

• WOODLAND EAST COMMUNITY
• VAULTED CEILINGS
• SPACIOUS PRIMARY SUITE
• ENSUITE SOAKER TUB
• NEW ROOF
• NEW FLOORING

Property features AI

Finance

• Financial info: Land lease applies
• HOA & community: Located in Woodland East manufactured home community; Senior community; Community amenities include clubhouse, common area, high-speed internet availability, RV parking, security gate, and sidewalks

Exterior

• Parking: Carport; Uncovered parking
• Security: Security gate; Security system
• Utilities: Electric service; Public water; Public sewer
• Home design: Manufactured double wide (Golden West, model 27/48); One level; Entry on tie-down foundation
• Construction: Wood construction; Composition roof; Manufactured home built after 6/15/1976
• Exterior features: Wood products exterior; Curbs; Paved; Sidewalks

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Dining room; Kitchen with eating space; Living room; Utility room; Patio/porch/deck; Vaulted ceilings; Ceiling fan(s); Security system
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 2.7% in Woodland — 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 77/100 on livability (#152 in WA, #3,252 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B+; Watch: commute F.
• Woodland School District (town): math 48% / reading 62% proficiency, ranked #94 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Fork Elementary School (445 students, 36% FRL); Woodland High School (658 students, 42% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 220 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $85k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.55% ✓
• Cap rate: 22.85%
• Cash-on-cash: 59.15%
• DSCR: 3.63
• GRM: 3.3

CMA / ARV

• ARV (median comp): $112,000
• List price: $99,000
• Delta: -11.61%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369 Gun Club Rd #78	0.12mi	3/2.0	1,296 (+0%)	9mo	$45,000	$35	86
369 Gun Club Rd	0.11mi	3/2.0	1,296 (+0%)	12mo	$70,000	$54	85
369 Gun Club Rd #7	0.12mi	3/2.0	1,296 (+0%)	12mo	$70,000	$54	84
369 Gun Club Rd #75	0.15mi	3/2.0	1,404 (+8%)	2mo	$103,000	$73	77
369 Gun Club Rd #6	0.13mi	3/2.0	1,344 (+4%)	13mo	$90,000	$67	77
369 Gun Club Rd #88	0.16mi	3/2.0	1,404 (+8%)	4mo	$85,000	$61	75
369 Gun Club Rd #108	0.06mi	2/2.0 (-1)	1,404 (+8%)	10mo	$95,000	$68	70
369 Gun Club Rd #70	0.18mi	3/2.0	1,484 (+15%)	6mo	$85,500	$58	62
215 Sycamore St	0.70mi	3/2.0	1,200 (-7%)	3mo	$383,000	$319	53
1850 Heartwood Dr	0.60mi	3/2.0	1,426 (+10%)	5mo	$225,000	$158	51
275 Sycamore St	0.62mi	3/2.0	1,432 (+11%)	8mo	$412,500	$288	47
2009 Lewis River Rd #16	0.67mi	3/2.0	1,100 (-15%)	17mo	$129,000	$117	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.59×
• Total profit: $44,082
• Equity at exit: $14,761

10-year hold

• IRR: 43.9%
• Equity multiple: 5.20×
• Total profit: $116,549
• Equity at exit: $8,560

Cash invested: $27,720 (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 98674

• Home prices YoY: -21.8%
• Active inventory: 220
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,529 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $940

Break-even live

Break-even rent $1,339

Max offer price $99,000

Occupancy floor 58%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 York St Unit 2 Woodland, WA	3.0	2.0	1497	$2,529	$1.69	43d	1	0.37mi
2179 Dahlia St Woodland, WA	3.0	2.0	1096	$2,225	$2.03	19d	1	0.42mi
1451 N Goerig St Unit 1459-5 Woodland, WA	2.0	2.0	1048	$1,450	$1.38	2d	1	1.29mi

Listing history 13 events

1. 2026-05-05
   listed $99,000 Active

   Show marketing remark (1036 chars)

   Welcome to this lovely 3 bedroom, 2 bath home offering 1,294 sq ft of comfortable living in the desirable Woodland East 55+ community. The functional floor plan features vaulted ceilings and a spacious primary suite with ensuite soaker tub as well as a shower. The kitchen offers plenty of storage, and all appliances are included, making this home truly move-in ready.Major updates provide peace of mind, including new roof, flooring, and water heater in 2020, exterior paint in 2021, and new HVAC in 2025. Full home security system included.Enjoy the pleasant backyard as the home backs to a wooded area, providing a natural backdrop. The space is ideal for year-round entertaining with a new large gazebo and propane fire pit.Additional storage includes a shed in the backyard and a storage room off the carport. Shed, storage cabinet, upright freezer, and safe remain with the home. With thoughtful updates, abundant storage, and a comfortable, inviting outdoor area, this home is ready for its next owner—don’t miss it!

2. 2026-05-05
   listed $99,000 Active 1036-char remark

   Show marketing remark (1036 chars)

   Welcome to this lovely 3 bedroom, 2 bath home offering 1,294 sq ft of comfortable living in the desirable Woodland East 55+ community. The functional floor plan features vaulted ceilings and a spacious primary suite with ensuite soaker tub as well as a shower. The kitchen offers plenty of storage, and all appliances are included, making this home truly move-in ready.Major updates provide peace of mind, including new roof, flooring, and water heater in 2020, exterior paint in 2021, and new HVAC in 2025. Full home security system included.Enjoy the pleasant backyard as the home backs to a wooded area, providing a natural backdrop. The space is ideal for year-round entertaining with a new large gazebo and propane fire pit.Additional storage includes a shed in the backyard and a storage room off the carport. Shed, storage cabinet, upright freezer, and safe remain with the home. With thoughtful updates, abundant storage, and a comfortable, inviting outdoor area, this home is ready for its next owner—don’t miss it!

3. 2021-04-19
   soldstatus $85,000 Sold 151-char remark

   Show marketing remark (151 chars)

   Great location in the park, backyard abuts vacant land. New paint, carpet and LVP flooring. All appliances are included. Roof is 2 years old. 55+ park.

4. 2021-04-19
   soldstatus $85,000 Sold

   Show marketing remark (151 chars)

   Great location in the park, backyard abuts vacant land. New paint, carpet and LVP flooring. All appliances are included. Roof is 2 years old. 55+ park.

5. 2021-04-09
   status Pending

   Show marketing remark (151 chars)

   Great location in the park, backyard abuts vacant land. New paint, carpet and LVP flooring. All appliances are included. Roof is 2 years old. 55+ park.

6. 2021-04-09
   status Pending 151-char remark

   Show marketing remark (151 chars)

   Great location in the park, backyard abuts vacant land. New paint, carpet and LVP flooring. All appliances are included. Roof is 2 years old. 55+ park.

7. 2021-03-09
   listed $90,000 Active 151-char remark

   Show marketing remark (151 chars)

   Great location in the park, backyard abuts vacant land. New paint, carpet and LVP flooring. All appliances are included. Roof is 2 years old. 55+ park.

8. 2021-03-09
   listed $90,000 Active

   Show marketing remark (151 chars)

   Great location in the park, backyard abuts vacant land. New paint, carpet and LVP flooring. All appliances are included. Roof is 2 years old. 55+ park.

9. 2018-03-21
   soldstatus $70,000 Sold
10. 2018-02-28
    status Pending
11. 2018-01-30
    price $71,950
12. 2018-01-10
    price $74,950
13. 2017-11-16
    listed $84,950 Active

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$120/yr (+$10/mo · 14.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,344
• − Mortgage interest: −$5,546
• − Property taxes: −$850
• − Insurance: −$5,614
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$2,880
• Taxable income: $10,599
• Est. tax owed @ 24.0%: −$2,544
• After-tax cash flow: $8,734/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: Woodland School District
• NCES district ID: 5310050
• Math proficiency: 48% ▲ 4.00%
• Reading proficiency: 62% ▲ 4.00%
• Median HH income: $60,973
• Composite: 49.77/100
• National rank: #4219
• State rank: #94 of 291 in WA

Livability — Woodland

• Score: 77/100
• State rank: #152
• US rank: #3252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland, WA
• County: Clark County · 513,189 people
• City population: 17,525
• Metro: Longview, WA
• Population (ZIP): 17,525
• Household income: $94,245
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 209.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 9% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% German/W. Germanic 2% French/Haitian/Cajun 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: ▼ -92.68%
• Current HPI: 333.4106
• Rent YoY: —
• 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

+16.5% since first listed

15 events — show timeline

• 2026-05-25 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-25 Pending — RMLS
• 2026-05-05 Listed $99,000 RMLS
• 2026-05-05 Listed $99,000 NWMLS as Distributed by MLS Grid
• 2021-04-19 Sold (MLS) $85,000 NWMLS as Distributed by MLS Grid
• 2021-04-19 Sold (MLS) $85,000 RMLS
• 2021-04-09 Pending — NWMLS as Distributed by MLS Grid
• 2021-04-09 Pending — RMLS
• 2021-03-09 Listed $90,000 NWMLS as Distributed by MLS Grid
• 2021-03-09 Listed $90,000 RMLS
• 2018-03-21 Sold (MLS) $70,000 RMLS
• 2018-02-28 Pending — RMLS
• 2018-01-30 Price Changed $71,950 RMLS
• 2018-01-10 Price Changed $74,950 RMLS
• 2017-11-16 Listed $84,950 RMLS

Property tax history

+2.2%/yr

Latest (2026): $850 · -5.1% YoY. Source: county tax records.