507 NE 99th St #95 · Hazel Dell, WA 98665

$188,500

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 94 Days on market

Built 2019 $145/sqft · 62% above area

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost new manufactured home in the heart of Meadow Verde, a 55+ park. This well-maintained home offers comfort, convenience, and secure gated living. Inside, you'll find modern finishes with a lovely kitchen, featuring a spacious layout with abundant cabinet & counter space, bar area, and smoky-black appliances. Quartz kitchen counters and upgraded hardwood laminate floors are just a few of the lovely finishes. The open floor plan features an oversized family room and dining area. The primary suite is a dream with ample closet space and a generously sized bathroom with double sinks, a walk-in shower, and extra cabinets for organization. The home also has a laundry room with a side door to the yard/driveway. Situated in a desirable gated community, within walking distance of shopping, dining, and freeways. Low-maintenance living in a prime location. Schedule your private showing today!

Key facts

• Modern finishes
• Bar area
• Gated living

Tags

• GATED LIVING
• MODERN FINISHES
• SPACIOUS LAYOUT
• ABUNDANT CABINET SPACE
• BAR AREA
• SMOKY BLACK APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.2% in Hazel Dell — 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 (#67 in WA, #1,216 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+, cost of living D, schools F.
• Vancouver School District (suburban): math 43% / reading 53% proficiency, ranked #156 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 187 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $150k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $171,535 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (median comp): $121,000
• List price: $188,500
• Delta: 55.79%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 NE 99th St #7	0.00mi	3/2.0	1,351 (+4%)	3mo	$125,000	$93	90
507 NE 99th St #15	0.00mi	3/2.0	1,422 (+10%)	4mo	$117,000	$82	81
507 NE 99th St #43	0.00mi	2/2.0 (-1)	1,188 (-8%)	17mo	$100,000	$84	67
507 NE 99th St #51	0.00mi	2/2.0 (-1)	1,188 (-8%)	20mo	$87,500	$74	64
1805 NE 94th St #6	0.73mi	3/2.0	1,296 (0%)	18mo	$112,000	$86	51
1805 NE 94th St #56	0.73mi	3/2.0	1,188 (-8%)	9mo	$98,500	$83	44
1805 NE 94th St #12	0.73mi	3/2.0	1,456 (+12%)	21mo	$135,000	$93	28
1805 NE 94th St #51	0.73mi	2/2.0 (-1)	1,482 (+14%)	20mo	$185,000	$125	20

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,054
• Equity at exit: $28,106

10-year hold

• IRR: 7.6%
• Equity multiple: 1.55×
• Total profit: $29,053
• Equity at exit: $16,298

Cash invested: $52,780 (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 98665

• Rents YoY: 2.0%
• Active inventory: 187
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$989
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $481

Break-even live

Break-even rent $1,492

Max offer price $188,500

Occupancy floor 72%

Sensitivity live

Price	-10% $588	-5% $534	+0% $481	+5% $428	+10% $374
Rent	-10% $315	-5% $398	+0% $481	+5% $564	+10% $647
Rate	-1.0pp $576	-0.5pp $529	base $481	+0.5pp $432	+1.0pp $382

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10223 NE Notchlog Dr Vancouver, WA	2.0	1.0	665	$1,646	$2.48	8d	1	0.26mi
10117 NE 9th Ave Vancouver, WA	1.0–2.0	1.0–2.0	790	$1,470	$1.86	3d	8	0.27mi
345 NE 105th St Vancouver, WA	3.0	1.5	1260	$2,350	$1.87	5d	1	0.33mi
10316 NE Stutz Rd Vancouver, WA	2.0	1.0	880	$1,300	$1.48	24d	1	0.41mi
1115 NE 105th St Vancouver, WA	1.0–2.0	1.0–2.0	835	$1,615	$1.93	8d	6	0.45mi
608 NE 86th St Vancouver, WA	2.0	2.0	1031	$1,825	$1.77	3d	1	0.48mi
405 NE 85th St Vancouver, WA	2.0	1.5	1116	$2,299	$2.06	3d	1	0.49mi
1016 NE 86th St Vancouver, WA	2.0	1.0	950	$1,475	$1.55	24d	1	0.52mi
9211 NE 15th Ave Vancouver, WA	1.0–3.0	1.0–2.0	900	$2,099	$2.33	3d	22	0.54mi
8415 NE Hazel Dell Ave Vancouver, WA	2.0–3.0	1.0	871	$1,750	$2.01	2d	4	0.60mi
8500 NE Hazel Dell Ave Vancouver, WA	1.0–2.0	1.0–2.0	837	$1,675	$2.00	11d	2	0.60mi
1801 NE 99th St Unit 9802-6 Vancouver, WA	2.0	1.5	910	$1,395	$1.53	24d	1	0.61mi
1532 NE 87th Way Vancouver, WA	3.0	2.5	1418	$2,295	$1.62	24d	1	0.65mi
9501 NE 19th Ave Vancouver, WA	1.0–2.0	1.0–2.5	844	$2,099	$2.49	4d	20	0.68mi
9703 NE Tenny Creek Dr Vancouver, WA	3.0	2.5	1592	$2,295	$1.44	24d	1	0.71mi
1106 NE 83rd St Vancouver, WA	1.0–3.0	1.0–2.5	1058	$2,318	$2.19	21d	1	0.71mi
2009 NE 102nd Cir Vancouver, WA	3.0	2.5	1530	$2,595	$1.70	3d	1	0.78mi
1437 NE 82nd Dr Vancouver, WA	3.0	2.5	1500	$2,695	$1.80	3d	1	0.86mi
8003 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	845	$2,045	$2.42	8d	16	0.89mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	15d	1	0.92mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	13d	1	0.92mi
8005 NE 13th Ave Vancouver, WA	1.0–2.0	1.0–2.0	849	$2,045	$2.41	8d	14	0.95mi
2409 NE 100th St Vancouver, WA	4.0	4.0	1798	$3,300	$1.84	24d	1	0.97mi
7900 NE 18th Ave Vancouver, WA	1.0–3.0	1.0	755	$1,650	$2.19	2d	4	1.01mi
145 NW 76th St Vancouver, WA	3.0	2.5	1349	$2,245	$1.66	8d	1	1.08mi
7317 NE Hazel Dell Ave #10 Vancouver, WA	2.0	1.0	1037	$1,395	$1.35	24d	1	1.12mi
1708 NW 91st Cir Vancouver, WA	3.0	2.0	1529	$2,695	$1.76	24d	1	1.14mi
1800 NW 104th St Vancouver, WA	3.0	2.0	1406	$2,679	$1.91	3d	1	1.19mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$2,550	$2.36	2d	10	1.20mi
1612 NW 109th St Vancouver, WA	2.0	1.0	900	$2,800	$3.11	24d	1	1.23mi
7306 NE 16th Ave #1 Vancouver, WA	2.0	1.0	988	$1,395	$1.41	24d	1	1.24mi
1307 NE 70th St Vancouver, WA	3.0	2.0	1802	$2,829	$1.57	24d	1	1.36mi
3011 NE 113th St Vancouver, WA	3.0	2.5	1658	$2,895	$1.75	24d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $188,500 Active 94 DOM
2. 2026-06-17
   days on market $188,500 Active 93 DOM
3. 2026-06-16
   days on market $188,500 Active 92 DOM
4. 2026-06-15
   days on market $188,500 Active 91 DOM
5. 2026-06-13
   days on market $188,500 Active 89 DOM
6. 2026-06-09
   days on market $188,500 Active 85 DOM
7. 2026-06-08
   days on market $188,500 Active 84 DOM
8. 2026-06-07
   days on market $188,500 Active 83 DOM
9. 2026-06-03
   days on market $188,500 Active 79 DOM
10. 2026-06-02
    days on market $188,500 Active 78 DOM
11. 2026-06-01
    days on market $188,500 Active 77 DOM
12. 2026-05-31
    days on market $188,500 Active 76 DOM
13. 2026-03-13
    listed $188,500 Active 902-char remark

    Show marketing remark (902 chars)

    Almost new manufactured home in the heart of Meadow Verde, a 55+ park. This well-maintained home offers comfort, convenience, and secure gated living. Inside, you'll find modern finishes with a lovely kitchen, featuring a spacious layout with abundant cabinet & counter space, bar area, and smoky-black appliances. Quartz kitchen counters and upgraded hardwood laminate floors are just a few of the lovely finishes. The open floor plan features an oversized family room and dining area. The primary suite is a dream with ample closet space and a generously sized bathroom with double sinks, a walk-in shower, and extra cabinets for organization. The home also has a laundry room with a side door to the yard/driveway. Situated in a desirable gated community, within walking distance of shopping, dining, and freeways. Low-maintenance living in a prime location. Schedule your private showing today!

14. 2020-07-20
    soldstatus $149,900 Sold 317-char remark

    Show marketing remark (317 chars)

    New manufactured home in the heart of Meadow Verde. Beautiful three-bedroom home with lots of space. Quartz kitchen counters and upgraded hardwood laminate floors. Warm and cozy, ready for Senior 55 plus living. The community is close to shopping, restaurants, and other commercial businesses. Easy access for travel.

15. 2020-07-20
    soldstatus $149,900 Sold

    Show marketing remark (317 chars)

    New manufactured home in the heart of Meadow Verde. Beautiful three-bedroom home with lots of space. Quartz kitchen counters and upgraded hardwood laminate floors. Warm and cozy, ready for Senior 55 plus living. The community is close to shopping, restaurants, and other commercial businesses. Easy access for travel.

16. 2020-06-03
    status Pending

    Show marketing remark (317 chars)

    New manufactured home in the heart of Meadow Verde. Beautiful three-bedroom home with lots of space. Quartz kitchen counters and upgraded hardwood laminate floors. Warm and cozy, ready for Senior 55 plus living. The community is close to shopping, restaurants, and other commercial businesses. Easy access for travel.

17. 2020-06-03
    status Pending 317-char remark

    Show marketing remark (317 chars)

    New manufactured home in the heart of Meadow Verde. Beautiful three-bedroom home with lots of space. Quartz kitchen counters and upgraded hardwood laminate floors. Warm and cozy, ready for Senior 55 plus living. The community is close to shopping, restaurants, and other commercial businesses. Easy access for travel.

18. 2020-02-19
    listed $149,900 Active
19. 2020-02-11
    listed $149,900 Active 317-char remark

    Show marketing remark (317 chars)

    New manufactured home in the heart of Meadow Verde. Beautiful three-bedroom home with lots of space. Quartz kitchen counters and upgraded hardwood laminate floors. Warm and cozy, ready for Senior 55 plus living. The community is close to shopping, restaurants, and other commercial businesses. Easy access for travel.

ⓘ 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: $1,338 · $112/mo
• Projected year-2 tax: $1,847 · $154/mo
• Expected delta: +$509/yr (+$42/mo · 38.0%)

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

Taxation est. · year 1

• Rental income: $25,207
• − Mortgage interest: −$10,559
• − Property taxes: −$1,338
• − Insurance: −$942
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$5,484
• Taxable income: $2,851
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $5,087/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: Vancouver School District
• NCES district ID: 5309270
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,562
• Composite: 43.45/100
• National rank: #6479
• State rank: #156 of 291 in WA

Livability — Hazel Dell

• Score: 82/100
• State rank: #67
• US rank: #1216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Dell, WA
• County: Clark County · 513,189 people
• City population: 28,243
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,910
• Household income: $88,559
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1070.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 11% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 5% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 3% 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: ▼ -274.20%
• Current HPI: 303.1342
• Rent YoY: ▲ 2.00%
• 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

+25.8% since first listed

7 events — show timeline

• 2026-03-13 Listed $188,500 RMLS
• 2020-07-20 Sold (MLS) $149,900 NWMLS as Distributed by MLS Grid
• 2020-07-20 Sold (MLS) $149,900 RMLS
• 2020-06-03 Pending — NWMLS as Distributed by MLS Grid
• 2020-06-03 Pending — RMLS
• 2020-02-19 Listed $149,900 NWMLS as Distributed by MLS Grid
• 2020-02-11 Listed $149,900 RMLS

Property tax history

+3.4%/yr

Latest (2026): $1,338 · +20.6% YoY. Source: county tax records.