2015 6th Ave #14 · Clarkston Heights-Vineland, WA 99403

$76,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 274 Days on market

Built 1985 $61/sqft · 13% below area Est $87k · 13% 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 +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover charm and comfort in this well maintained home with over 1248 Sq ft of living with an additional 200 Sq ft with the covered porch, that also have heat/ac. Enjoy your morning coffee on the front porch year long. This home offers 2 bedrooms, 2 bathrooms and an office/den. Step inside to a spacious layout designed for both convenience and relaxation. The inviting living area flows seamlessly into the dinning and kitchen space, perfect for gatherings. Both bedrooms are generously sized with the primary suit featuring it own private jetted jacuzzi tube. With its character, space, and sun-filled porch, this property is ready to welcome its next owners. Homeowners in Sonary Crest have access to the indoor pool at Sunset Heights (pool only, not clubhouse). Lot rent is $635/month when set up on auto pay. This includes water, sewer and garbage. Lawn care is owner responsibility. Park also requires a $500 deposit. Applications are now processed online. Apply at cres. quickapp. pro Search for Sonary Crest park.

Key facts

• Covered porch
• Indoor pool access
• 2 parking spots

Tags

• COVERED PORCH
• PRIVATE JETTED JACUZZI TUB
• INDOOR POOL ACCESS

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 $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 1.4% in Clarkston Heights-Vineland — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clarkston School District (suburban): math 38% / reading 57% proficiency, ranked #172 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 249 active listings in the ZIP; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Asotin County population projected to shrink 3% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.69% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.67%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (median comp): $87,403
• List price: $76,000
• Delta: -13.05%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 6th Ave Unit 131A	0.00mi	3/2.0 (+1)	1,150 (-8%)	1mo	$75,000	$65	81
2015 6th Ave Unit 142 A	0.00mi	3/2.0 (+1)	1,179 (-6%)	11mo	$145,000	$123	76
2115 6th Ave #51	0.11mi	3/2.0 (+1)	1,144 (-8%)	0mo	$134,000	$117	76
2115 6th Avenue #97 Ave	0.11mi	3/2.0 (+1)	1,248 (0%)	21mo	$149,900	$120	73
2015 6th Ave #141	0.00mi	3/1.5 (+1)	1,094 (-12%)	5mo	$49,900	$46	69
2115 6th Ave Unit #45 Ave	0.11mi	2/2.0	1,344 (+8%)	21mo	$79,000	$59	65
2115 6th Ave #14	0.11mi	3/2.0 (+1)	1,152 (-8%)	16mo	$89,900	$78	64
2015 6th Ave Unit 306C	0.00mi	3/2.0 (+1)	1,144 (-8%)	22mo	$175,000	$153	62
2515 Appleside Blvd #12	0.44mi	2/2.0	1,248 (0%)	22mo	$139,000	$111	61
2015 6th Ave Unit 141A	0.00mi	3/2.0 (+1)	1,094 (-12%)	22mo	$47,900	$44	56

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: 25.4%
• Equity multiple: 2.05×
• Total profit: $22,312
• Equity at exit: $11,332

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $63,976
• Equity at exit: $6,571

Cash invested: $21,280 (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 99403

• Active inventory: 249
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $544

Break-even live

Break-even rent $595

Max offer price $76,000

Occupancy floor 53%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $76,000 Active 274 DOM
2. 2026-06-18
   days on market $76,000 Active 273 DOM
3. 2026-06-17
   days on market $76,000 Active 272 DOM
4. 2026-06-16
   days on market $76,000 Active 271 DOM
5. 2026-06-15
   days on market $76,000 Active 270 DOM
6. 2026-06-14
   days on market $76,000 Active 268 DOM
7. 2026-06-12
   days on market $76,000 Active 267 DOM
8. 2026-06-09
   days on market $76,000 Active 264 DOM
9. 2026-06-08
   days on market $76,000 Active 263 DOM
10. 2026-06-07
    days on market $76,000 Active 262 DOM
11. 2026-06-03
    days on market $76,000 Active 258 DOM
12. 2026-06-03
    status $76,000 Active 257 DOM
13. 2026-05-12
    status Pending 1023-char remark

    Show marketing remark (1023 chars)

    Discover charm and comfort in this well maintained home with over 1248 Sq ft of living with an additional 200 Sq ft with the covered porch, that also have heat/ac. Enjoy your morning coffee on the front porch year long. This home offers 2 bedrooms, 2 bathrooms and an office/den. Step inside to a spacious layout designed for both convenience and relaxation. The inviting living area flows seamlessly into the dinning and kitchen space, perfect for gatherings. Both bedrooms are generously sized with the primary suit featuring it own private jetted jacuzzi tube. With its character, space, and sun-filled porch, this property is ready to welcome its next owners. Homeowners in Sonary Crest have access to the indoor pool at Sunset Heights (pool only, not clubhouse). Lot rent is $635/month when set up on auto pay. This includes water, sewer and garbage. Lawn care is owner responsibility. Park also requires a $500 deposit. Applications are now processed online. Apply at cres. quickapp. pro Search for Sonary Crest park.

14. 2026-04-28
    price $76,000 1023-char remark

    Show marketing remark (1023 chars)

    Discover charm and comfort in this well maintained home with over 1248 Sq ft of living with an additional 200 Sq ft with the covered porch, that also have heat/ac. Enjoy your morning coffee on the front porch year long. This home offers 2 bedrooms, 2 bathrooms and an office/den. Step inside to a spacious layout designed for both convenience and relaxation. The inviting living area flows seamlessly into the dinning and kitchen space, perfect for gatherings. Both bedrooms are generously sized with the primary suit featuring it own private jetted jacuzzi tube. With its character, space, and sun-filled porch, this property is ready to welcome its next owners. Homeowners in Sonary Crest have access to the indoor pool at Sunset Heights (pool only, not clubhouse). Lot rent is $635/month when set up on auto pay. This includes water, sewer and garbage. Lawn care is owner responsibility. Park also requires a $500 deposit. Applications are now processed online. Apply at cres. quickapp. pro Search for Sonary Crest park.

15. 2026-03-10
    price $85,000 1023-char remark

    Show marketing remark (1023 chars)

    Discover charm and comfort in this well maintained home with over 1248 Sq ft of living with an additional 200 Sq ft with the covered porch, that also have heat/ac. Enjoy your morning coffee on the front porch year long. This home offers 2 bedrooms, 2 bathrooms and an office/den. Step inside to a spacious layout designed for both convenience and relaxation. The inviting living area flows seamlessly into the dinning and kitchen space, perfect for gatherings. Both bedrooms are generously sized with the primary suit featuring it own private jetted jacuzzi tube. With its character, space, and sun-filled porch, this property is ready to welcome its next owners. Homeowners in Sonary Crest have access to the indoor pool at Sunset Heights (pool only, not clubhouse). Lot rent is $635/month when set up on auto pay. This includes water, sewer and garbage. Lawn care is owner responsibility. Park also requires a $500 deposit. Applications are now processed online. Apply at cres. quickapp. pro Search for Sonary Crest park.

16. 2026-02-05
    price $90,000 1023-char remark

    Show marketing remark (1023 chars)

    Discover charm and comfort in this well maintained home with over 1248 Sq ft of living with an additional 200 Sq ft with the covered porch, that also have heat/ac. Enjoy your morning coffee on the front porch year long. This home offers 2 bedrooms, 2 bathrooms and an office/den. Step inside to a spacious layout designed for both convenience and relaxation. The inviting living area flows seamlessly into the dinning and kitchen space, perfect for gatherings. Both bedrooms are generously sized with the primary suit featuring it own private jetted jacuzzi tube. With its character, space, and sun-filled porch, this property is ready to welcome its next owners. Homeowners in Sonary Crest have access to the indoor pool at Sunset Heights (pool only, not clubhouse). Lot rent is $635/month when set up on auto pay. This includes water, sewer and garbage. Lawn care is owner responsibility. Park also requires a $500 deposit. Applications are now processed online. Apply at cres. quickapp. pro Search for Sonary Crest park.

17. 2025-11-12
    price $94,950 1023-char remark

    Show marketing remark (1023 chars)

    Discover charm and comfort in this well maintained home with over 1248 Sq ft of living with an additional 200 Sq ft with the covered porch, that also have heat/ac. Enjoy your morning coffee on the front porch year long. This home offers 2 bedrooms, 2 bathrooms and an office/den. Step inside to a spacious layout designed for both convenience and relaxation. The inviting living area flows seamlessly into the dinning and kitchen space, perfect for gatherings. Both bedrooms are generously sized with the primary suit featuring it own private jetted jacuzzi tube. With its character, space, and sun-filled porch, this property is ready to welcome its next owners. Homeowners in Sonary Crest have access to the indoor pool at Sunset Heights (pool only, not clubhouse). Lot rent is $635/month when set up on auto pay. This includes water, sewer and garbage. Lawn care is owner responsibility. Park also requires a $500 deposit. Applications are now processed online. Apply at cres. quickapp. pro Search for Sonary Crest park.

18. 2025-08-28
    listed $99,950 Active 1023-char remark

    Show marketing remark (1023 chars)

    Discover charm and comfort in this well maintained home with over 1248 Sq ft of living with an additional 200 Sq ft with the covered porch, that also have heat/ac. Enjoy your morning coffee on the front porch year long. This home offers 2 bedrooms, 2 bathrooms and an office/den. Step inside to a spacious layout designed for both convenience and relaxation. The inviting living area flows seamlessly into the dinning and kitchen space, perfect for gatherings. Both bedrooms are generously sized with the primary suit featuring it own private jetted jacuzzi tube. With its character, space, and sun-filled porch, this property is ready to welcome its next owners. Homeowners in Sonary Crest have access to the indoor pool at Sunset Heights (pool only, not clubhouse). Lot rent is $635/month when set up on auto pay. This includes water, sewer and garbage. Lawn care is owner responsibility. Park also requires a $500 deposit. Applications are now processed online. Apply at cres. quickapp. pro Search for Sonary Crest park.

19. 2024-04-24
    soldstatus Sold 537-char remark

    Show marketing remark (537 chars)

    1985 Kit Golden State mobile home offers nice open living area with vaulted ceilings and plenty of natural light. Features 2beds/2baths, den and an enclosed porch for flexible indoor/outdoor space. Easy care yard with storage shed. Located on a private cul-de-sac in Sonary Crest. 'As-Is' fixer upper that has plenty of potential. Lot rent is $700/month including water/sewer/garbage. Buyers must be approved by the park prior to closing: http://cres. quickapp. pro/d/apply/176666. Park rules and regulations are available for review.

20. 2024-04-10
    status Pending 537-char remark

    Show marketing remark (537 chars)

    1985 Kit Golden State mobile home offers nice open living area with vaulted ceilings and plenty of natural light. Features 2beds/2baths, den and an enclosed porch for flexible indoor/outdoor space. Easy care yard with storage shed. Located on a private cul-de-sac in Sonary Crest. 'As-Is' fixer upper that has plenty of potential. Lot rent is $700/month including water/sewer/garbage. Buyers must be approved by the park prior to closing: http://cres. quickapp. pro/d/apply/176666. Park rules and regulations are available for review.

21. 2024-04-01
    listed $40,000 Active 537-char remark

    Show marketing remark (537 chars)

    1985 Kit Golden State mobile home offers nice open living area with vaulted ceilings and plenty of natural light. Features 2beds/2baths, den and an enclosed porch for flexible indoor/outdoor space. Easy care yard with storage shed. Located on a private cul-de-sac in Sonary Crest. 'As-Is' fixer upper that has plenty of potential. Lot rent is $700/month including water/sewer/garbage. Buyers must be approved by the park prior to closing: http://cres. quickapp. pro/d/apply/176666. Park rules and regulations are available for review.

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$270/yr (+$23/mo · 57.0%)

ⓘ 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 4/10 Moderate 6 d/yr ≥100°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,397
• − Mortgage interest: −$4,257
• − Property taxes: −$474
• − Insurance: −$380
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,211
• Taxable income: $5,611
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,180/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: Clarkston School District
• NCES district ID: 5301320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $42,030
• Composite: 42.03/100
• National rank: #7065
• State rank: #172 of 291 in WA

Livability — Clarkston Heights-Vineland

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

Census & demographics

• Census place: Clarkston Heights-Vineland, WA
• Population (ZIP): 20,483

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Native American 1% Asian 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.91%
• Current HPI: 173.3027
• 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

+90.0% since first listed

9 events — show timeline

• 2026-05-12 Pending — IMLS
• 2026-04-28 Price Changed $76,000 IMLS
• 2026-03-10 Price Changed $85,000 IMLS
• 2026-02-05 Price Changed $90,000 IMLS
• 2025-11-12 Price Changed $94,950 IMLS
• 2025-08-28 Listed $99,950 IMLS
• 2024-04-24 Sold (MLS) — IMLS
• 2024-04-10 Pending — IMLS
• 2024-04-01 Listed $40,000 IMLS

Property tax history

+9.4%/yr

Latest (2025): $474 · +142.9% YoY. Source: county tax records.