13401 NE 28th St #413 · Vancouver, WA 98682

$70,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 38 Days on market

Built 1995 $104/sqft · at area comps Est $70k · 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 +7.6/15.0
• 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

This is a must see! Fully updated interior including new laminate flooring, tile floor in the bathroom and granite countertops. New roof 2018 and newer hot water tank. Exterior has a coverd carport. new shed, covered wood deck at the front door. There are 4 ductless heat pumps. Close to bus line.

Key facts

• Covered carport
• Covered wood deck
• Updated interior

Tags

• UPDATED INTERIOR
• GRANITE COUNTERTOPS
• COVERED CARPORT
• COVERED WOOD DECK
• DUCTLESS HEAT PUMPS
• CLOSE TO BUS LINE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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.
• Market conditions: Rents flat; 461 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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: 2.44% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.67%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (median comp): $70,143
• List price: $70,000
• Delta: -0.20%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13401 NE 28th St Unit 309-A	0.00mi	2/1.0	690 (+3%)	20mo	$110,800	$161	78
13401 NE 28th St #210	0.00mi	2/1.0	720 (+7%)	12mo	$70,000	$97	78

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: 52.5%
• Equity multiple: 3.23×
• Total profit: $43,612
• Equity at exit: $10,437

10-year hold

• IRR: 56.8%
• Equity multiple: 6.01×
• Total profit: $98,254
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$367
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $926

Break-even live

Break-even rent $538

Max offer price $70,000

Occupancy floor 41%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13609 NE 28th St Vancouver, WA	2.0	1.0	750	$1,400	$1.87	43d	1	0.20mi
12901 NE 28th St Vancouver, WA	1.0–2.0	1.0	824	$1,934	$2.35	1d	10	0.21mi
12101 NE 28th St Vancouver, WA	1.0–2.0	1.0–2.0	806	$2,086	$2.59	2d	13	0.59mi
1330 NE 136th Ave Vancouver, WA	1.0–3.0	1.0–2.0	1016	$2,015	$1.98	2d	15	0.59mi
2201 NE 112th Ave Vancouver, WA	1.0	1.0	713	$1,575	$2.21	12d	1	1.02mi
2201 NE 112th Ave Vancouver, WA	1.0	1.0	713	$1,565	$2.19	43d	1	1.02mi
2201 NE 112th Ave Vancouver, WA	1.0–3.0	1.0–2.0	935	$1,846	$1.97	4d	1	1.02mi
1900 NE 113th Ct Vancouver, WA	1.0–2.0	1.0–2.0	887	$1,777	$2.00	1d	6	1.04mi
2400 NE 112th Ave Vancouver, WA	1.0–2.0	1.0	435	$1,395	$3.20	14d	6	1.08mi
1618 NE 112th Ave Vancouver, WA	1.0	1.0	588	$1,504	$2.56	2d	3	1.20mi
4905 NE 122nd Ave Vancouver, WA	1.0	1.0	684	$1,500	$2.19	7d	1	1.25mi
333 NE 136th Ave Vancouver, WA	1.0	1.0	684	$1,650	$2.41	2d	2	1.28mi
3708 NE 109th Ave Vancouver, WA	1.0–3.0	1.0–2.0	899	$1,779	$1.98	2d	30	1.37mi
11716 NE 49th St Vancouver, WA	1.0–3.0	1.0–2.5	1090	$1,788	$1.64	7d	15	1.43mi
4000 NE 109th Ave Vancouver, WA	1.0–2.0	1.0–2.5	780	$1,950	$2.50	2d	2	1.43mi
10415 NE Oakbrook Cir Vancouver, WA	1.0–2.0	1.0–1.5	764	$1,583	$2.07	2d	6	1.44mi
11301 NE 7th St Vancouver, WA	3.0	1.0–2.0	840	$1,867	$2.22	1d	43	1.47mi
11412 NE 49th St Vancouver, WA	1.0–2.0	1.0–2.0	810	$1,730	$2.14	1d	6	1.49mi

Listing history 6 events

1. 2026-05-12
   status Pending 298-char remark

   Show marketing remark (298 chars)

   This is a must see! Fully updated interior including new laminate flooring, tile floor in the bathroom and granite countertops. New roof 2018 and newer hot water tank. Exterior has a coverd carport. new shed, covered wood deck at the front door. There are 4 ductless heat pumps. Close to bus line.

2. 2026-04-16
   price $70,000 298-char remark

   Show marketing remark (298 chars)

   This is a must see! Fully updated interior including new laminate flooring, tile floor in the bathroom and granite countertops. New roof 2018 and newer hot water tank. Exterior has a coverd carport. new shed, covered wood deck at the front door. There are 4 ductless heat pumps. Close to bus line.

3. 2026-04-04
   listed $80,000 Active 298-char remark

   Show marketing remark (298 chars)

   This is a must see! Fully updated interior including new laminate flooring, tile floor in the bathroom and granite countertops. New roof 2018 and newer hot water tank. Exterior has a coverd carport. new shed, covered wood deck at the front door. There are 4 ductless heat pumps. Close to bus line.

4. 2021-07-07
   soldstatus $67,000 Sold 422-char remark

   Show marketing remark (422 chars)

   A must see home! Brand new kitchen cabinets, granite countertops, new paint inside and out, roof was replaced in 2018, beatiful new laminated flooring throughout the house, fully renovated bathroom with tile floor, vaulted ceilings, new hot water tank. Proximity to line bus 30 & 80, hwy I-205, shopping areas. Enough space to park 3 cars. Space rent covers sewer, garbage & water. This Home Is Ready To Be Yours!

5. 2021-06-15
   status Pending 422-char remark

   Show marketing remark (422 chars)

   A must see home! Brand new kitchen cabinets, granite countertops, new paint inside and out, roof was replaced in 2018, beatiful new laminated flooring throughout the house, fully renovated bathroom with tile floor, vaulted ceilings, new hot water tank. Proximity to line bus 30 & 80, hwy I-205, shopping areas. Enough space to park 3 cars. Space rent covers sewer, garbage & water. This Home Is Ready To Be Yours!

6. 2021-06-02
   listed $67,000 Active 422-char remark

   Show marketing remark (422 chars)

   A must see home! Brand new kitchen cabinets, granite countertops, new paint inside and out, roof was replaced in 2018, beatiful new laminated flooring throughout the house, fully renovated bathroom with tile floor, vaulted ceilings, new hot water tank. Proximity to line bus 30 & 80, hwy I-205, shopping areas. Enough space to park 3 cars. Space rent covers sewer, garbage & water. This Home Is Ready To Be Yours!

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$337/yr (+$28/mo · 96.7%)

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

Taxation est. · year 1

• Rental income: $20,519
• − Mortgage interest: −$3,921
• − Property taxes: −$349
• − Insurance: −$350
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$2,036
• Taxable income: $10,580
• Est. tax owed @ 24.0%: −$2,539
• After-tax cash flow: $8,567/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

+4.5% since first listed

6 events — show timeline

• 2026-05-12 Pending — RMLS
• 2026-04-16 Price Changed $70,000 RMLS
• 2026-04-04 Listed $80,000 RMLS
• 2021-07-07 Sold (MLS) $67,000 RMLS
• 2021-06-15 Pending — RMLS
• 2021-06-02 Listed $67,000 RMLS

Property tax history

+4.4%/yr

Latest (2026): $349 · +200.1% YoY. Source: county tax records.