5600 Mt Solo Rd #161 · Longview, WA 98632

$76,500

2 bd · 2.0 ba · 1,656 sqft · Manufactured public records · 273 Days on market

Built 1979 $46/sqft · 49% below area Est $150k · 49% 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 +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is a real Looker. Very Open Floor plan, and on a corner lot at entrance for easy access to home and parking. Nice large wood shed, Glamour Bath, lots of upgrades. Has oversized front porch with large awnings to boot. You will be amazed. Call to see inside. You will be amazed !!!

Key facts

• Open floor plan
• Large wood shed
• Corner lot

Tags

• OPEN FLOOR PLAN
• CORNER LOT
• LARGE WOOD SHED
• OVERSIZED FRONT PORCH
• LARGE AWNINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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.
• Market conditions: Rents rising (+2.6%/yr); 356 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $529 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $76k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $67,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.22% ✓
• Cap rate: 20.16%
• Cash-on-cash: 49.53%
• DSCR: 3.20
• GRM: 3.7

CMA / ARV

• ARV (median comp): $150,000
• List price: $76,500
• Delta: -49.00%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 Mt Solo #133	0.00mi	3/2.0 (+1)	1,680 (+1%)	11mo	$59,000	$35	83
5600 Mt. Solo #162	0.00mi	3/2.0 (+1)	1,536 (-7%)	5mo	$59,000	$38	79
96 Blue Heron Dr	0.59mi	3/2.0 (+1)	1,566 (-5%)	3mo	$164,900	$105	56
510 Mallard Ln	0.67mi	3/2.0 (+1)	1,620 (-2%)	9mo	$140,000	$86	52
60 Heritage Blvd	0.56mi	3/2.0 (+1)	1,512 (-9%)	3mo	$144,250	$95	52
505 Mallard Ln	0.64mi	3/2.0 (+1)	1,512 (-9%)	1mo	$154,000	$102	50
506 Mallard Ln	0.65mi	3/2.0 (+1)	1,620 (-2%)	16mo	$148,500	$92	48
703 Pintail Ln	0.61mi	3/2.0 (+1)	1,512 (-9%)	7mo	$145,000	$96	46
500 Mallard Ln	0.62mi	3/2.0 (+1)	1,782 (+8%)	9mo	$195,000	$109	46
312 Pheasant Ln #312	0.71mi	3/2.0 (+1)	1,782 (+8%)	14mo	$160,000	$90	38
125 Arlington Pl	0.58mi	3/2.0 (+1)	1,458 (-12%)	14mo	$132,000	$91	36
110 Blue Heron Dr	0.67mi	3/3.0 (+1)	1,787 (+8%)	13mo	$192,000	$107	36

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: 46.7%
• Equity multiple: 3.02×
• Total profit: $43,194
• Equity at exit: $11,406

10-year hold

• IRR: 52.3%
• Equity multiple: 6.00×
• Total profit: $107,204
• Equity at exit: $6,614

Cash invested: $21,420 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$401
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $884

Break-even live

Break-even rent $582

Max offer price $76,500

Occupancy floor 43%

Sensitivity live

Price	-10% $927	-5% $906	+0% $884	+5% $862	+10% $841
Rent	-10% $750	-5% $817	+0% $884	+5% $951	+10% $1,018
Rate	-1.0pp $923	-0.5pp $904	base $884	+0.5pp $864	+1.0pp $844

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Charles St Longview, WA	3.0	2.0	1704	$2,200	$1.29	17d	1	0.55mi

Listing history 30 events

1. 2026-06-19
   days on market $76,500 Active 273 DOM
2. 2026-06-18
   days on market $76,500 Active 272 DOM
3. 2026-06-17
   days on market $76,500 Active 271 DOM
4. 2026-06-16
   days on market $76,500 Active 270 DOM
5. 2026-06-15
   days on market $76,500 Active 269 DOM
6. 2026-06-14
   days on market $76,500 Active 267 DOM
7. 2026-06-13
   days on market $76,500 Active 266 DOM
8. 2026-06-10
   days on market $76,500 Active 264 DOM
9. 2026-06-09
   days on market $76,500 Active 263 DOM
10. 2026-06-08
    days on market $76,500 Active 262 DOM
11. 2026-06-07
    days on market $76,500 Active 261 DOM
12. 2026-06-05
    days on market $76,500 Active 258 DOM
13. 2026-06-02
    days on market $76,500 Active 256 DOM
14. 2026-06-01
    days on market $76,500 Active 255 DOM
15. 2026-05-31
    days on market $76,500 Active 254 DOM
16. 2026-05-30
    days on market $76,500 Active 253 DOM
17. 2026-04-30
    price $76,500
18. 2025-10-22
    price $81,500
19. 2025-10-07
    status Active
20. 2025-09-13
    status Pending
21. 2025-08-25
    listed $82,000 Active
22. 2018-05-14
    soldstatus $23,000 Sold
23. 2018-05-03
    status Pending
24. 2018-05-02
    status Active
25. 2018-05-02
    price $28,000
26. 2018-04-28
    historical Expired
27. 2018-04-10
    price $30,000
28. 2018-03-01
    price $35,000
29. 2017-12-08
    listed $45,000 Active
30. 1990-06-22
    soldstatus $40,000

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $750 · $62/mo
• Expected delta: +$432/yr (+$36/mo · 135.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,409
• − Mortgage interest: −$4,285
• − Property taxes: −$318
• − Insurance: −$382
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$2,225
• Taxable income: $9,933
• Est. tax owed @ 24.0%: −$2,384
• After-tax cash flow: $8,225/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

+91.2% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $76,500 NWMLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $81,500 NWMLS as Distributed by MLS Grid
• 2025-10-07 Relisted — NWMLS as Distributed by MLS Grid
• 2025-09-13 Pending — NWMLS as Distributed by MLS Grid
• 2025-08-25 Listed $82,000 NWMLS as Distributed by MLS Grid
• 2018-05-14 Sold (MLS) $23,000 NWMLS as Distributed by MLS Grid
• 2018-05-03 Pending — NWMLS as Distributed by MLS Grid
• 2018-05-02 Relisted — NWMLS as Distributed by MLS Grid
• 2018-05-02 Price Changed $28,000 NWMLS as Distributed by MLS Grid
• 2018-04-28 Delisted — NWMLS as Distributed by MLS Grid
• 2018-04-10 Price Changed $30,000 NWMLS as Distributed by MLS Grid
• 2018-03-01 Price Changed $35,000 NWMLS as Distributed by MLS Grid
• 2017-12-08 Listed $45,000 NWMLS as Distributed by MLS Grid
• 1990-06-22 Sold (Public Records) $40,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $318 · +18.4% YoY. Source: county tax records.