527 Sunridge Ave · Dallesport, WA 98617

$218,500

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 4 Days on market

Built 2003 0.52 ac lot

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• 1% rule +5.3/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

All work completed and ready to move in. Nicely appointed manufactured home with some awesome views of Mt. Hood, the Gorge and Columbia River. Outside is waiting for your special touches, Inside has a wide open feeling for comfortable living.

Key facts

• Southern exposure
• Columbia river views
• Mt hood views

Tags

• 0.54 ACRES
• SINGLE-LEVEL FLOOR PLAN
• SOUTHERN EXPOSURE
• MT HOOD VIEWS
• COLUMBIA RIVER VIEWS
• COVERED BACK PORCH

Property features AI

Exterior

• Parking: Driveway and off-street parking; RV parking available; Attached 2-car garage (garage on main)
• Utilities: Public water; Public sewer; Electricity
• Home design: Single-family residence (residential property); One-level/main-level living; Mountain, river and territorial views; Entry and primary living on main level
• Construction: Built in 2003; Composition roof
• Exterior features: Covered deck and deck; Porch; Outbuilding, workshop and tool shed; Yard; RV parking; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing range; Free-standing refrigerator; Kitchen island; Eat bar
• Bedrooms: Primary bedroom on main level with walk-in closet and walk-in shower; Second bedroom on main level; Third bedroom on main level
• Flooring: Laminate flooring; Wood composite (some exterior elements described as wood composite)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Garage door opener; Laminate flooring; Laundry area; Washer and dryer included; Accessible features including minimal steps, one-level living, garage on main, utility room on main, walk-in shower; Natural lighting
• Laundry & utility: Main-level laundry with exterior entry; Washer and dryer present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $218k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).

Location & tenants

• Location reads 62/100 on livability (#404 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A-; Watch: health & safety C-, employment D, amenities F.
• Lyle School District (rural): math 30% / reading 35% proficiency, ranked #261 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lyle Middle School (49 students, 84% FRL) — zoned schools average 84% FRL vs 63% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $118k; list at $218k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $473,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 3rd Ave	0.18mi	3/3.0	1,296 (-14%)	12mo	$405,000	$313	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.56×
• Total profit: $34,062
• Equity at exit: $71,910

10-year hold

• IRR: 15.1%
• Equity multiple: 2.78×
• Total profit: $109,157
• Equity at exit: $93,520

Cash invested: $61,180 (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 98617

• Home prices YoY: 0.4%
• Active inventory: 20
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,146
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $512

Break-even live

Break-even rent $1,613

Max offer price $218,500

Occupancy floor 72%

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: $54,625
• Closing costs: $6,555
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 Lolly Ln Dallesport, WA	3.0	2.5	1476	$2,450	$1.66	44d	1	0.43mi
300 W 4th St Apt 1 The Dalles, OR	3.0	1.5	1100	$1,900	$1.73	44d	1	0.77mi
911 Poplar Dr Dallesport, WA	3.0	3.0	1744	$2,000	$1.15	44d	1	0.83mi
1312 W 10th St The Dalles, OR	2.0	2.0	1100	$2,395	$2.18	44d	1	1.18mi
3787 Klindt Dr The Dalles, OR	3.0	2.5	1800	$2,400	$1.33	44d	1	1.20mi

Listing history 5 events

1. 2026-06-12
   statusdays on market $218,500 Pending 4 DOM
2. 2026-06-09
   days on market $218,500 Active 3 DOM
3. 2026-06-08
   days on market $218,500 Active 2 DOM
4. 2026-06-07
   remarks 695-char remark
5. 2026-06-07
   listed $218,500 Active 1 DOM

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $2,141 · $178/mo
• Expected delta: +$1,697/yr (+$141/mo · 381.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,128
• − Mortgage interest: −$12,239
• − Property taxes: −$444
• − Insurance: −$1,092
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$6,356
• Taxable income: $2,655
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $5,507/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: Lyle School District
• NCES district ID: 5304590
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $44,641
• Composite: 30.49/100
• National rank: #11492
• State rank: #261 of 291 in WA

Livability — Dallesport

• Score: 62/100
• State rank: #404
• US rank: #16157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallesport, WA
• Population (ZIP): 1,105

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Two or more races 38% Hispanic / Latino 29% Asian 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 7% Italian 5% Scandinavian 5%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 27% Vietnamese 3%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.76%
• Current HPI: 197.7919
• 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

+142.8% since first listed

7 events — show timeline

• 2026-06-06 Listed $218,500 RMLS
• 2005-09-30 Sold (MLS) $118,000 RMLS
• 2005-09-16 Delisted — RMLS
• 2005-08-09 Listed $129,900 RMLS
• 2005-07-06 Sold (MLS) $77,500 RMLS
• 2005-06-28 Delisted — RMLS
• 2005-03-04 Listed $90,000 RMLS

Property tax history

-7.7%/yr

Latest (2026): $444 · +3.1% YoY. Source: county tax records.