369 Gun Club Rd #49 · Woodland, WA 98674

$125,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 46 Days on market

Built 1996 4,264 sqft lot $86/sqft · at area comps Est $121k · 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 +6.0/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of modern comfort and effortless living in this meticulously maintained 3 bedroom, 1.75-bathroom residence, nestled within the serene and highly sought after Woodland East Park.This turn key home has been thoughtfully reimagined, boasting a complete kitchen remodel featuring elegant cabinetry, sleek countertops, and brand-new flooring that extends into the dining area. Professional upgrades continue throughout the exterior, including fresh paint, new front siding, and a newer roof for ultimate peace of mind.Lush, professionally designed landscaping creates a private oasis and striking curb appeal. Move-in ready and polished to perfection, this home offers a rare opportunity to enjoy contemporary Pacific Northwest living in a pristine community.Embrace the Ultimate Outdoor Lifestyle located just minutes from some of the region’s premier recreation spots, this home is an outdoor enthusiast’s dream:World Class Fishing: Cast a line at the Lewis River Salmon Hatchery just 9 minutes away, or enjoy trout and bass fishing at Horseshoe Lake Park.Scenic Hiking & Parks: Explore the easy trails at Paradise Point State Park or take in the stunning views at Merwin Park on Lake Merwin.Water Adventures: Launch your kayak or paddleboard at several Boat Launches for a quiet day on the North Fork Lewis River

Key facts

• 4,264 sq ft lot
• 2 parking spots
• Built 1996

Property features AI

Finance

• Other: Calculated living area approximately 1,456 square feet
• Financial info: Land lease: $1,425; Acceptable financing: Cash, Conventional; Buyer brokerage compensation: 2.25%
• HOA & community: Park approved for sale; Woodland East park; Approximately 130 homes in park; Pets allowed; Senior community

Exterior

• Parking: Carport
• Security: Security gate
• Utilities: Electric energy source; Public water; Public sewer; Electric water heater (located in closet); Power service by Cowlitz PUD
• Home design: Manufactured home (double wide); Redman 28/52 model; One level; Mobile home remains; Entry; Facing direction not specified
• Construction: Wood construction; Composition roof; Wood skirt; Pillar/post/pier foundation with tie downs; Manufactured after 6/15/1976
• Exterior features: Paved lot; Patio/porch/deck; Awnings; Landscaped; Wood exterior

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Kitchen without eating space; Dining room adjacent
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl plank; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 bathtub; 1 shower
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Water heater; Skylights; Vaulted ceilings; Ceiling fan(s); Drapes; Fireplace in primary; Walk-in closet; Updated/remodeled
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 2.7% in Woodland — 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 77/100 on livability (#152 in WA, #3,252 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B+; Watch: commute F.
• Woodland School District (town): math 48% / reading 62% proficiency, ranked #94 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Woodland Middle School (682 students, 49% FRL).
• Market conditions: 222 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 2.07% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.52%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (median comp): $121,000
• List price: $125,000
• Delta: 3.31%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369 Gun Club Rd #60	0.06mi	3/2.0	1,496 (+3%)	2mo	$121,000	$81	91
369 Gun Club Rd #75	0.03mi	3/2.0	1,404 (-4%)	2mo	$103,000	$73	91
369 Gun Club Rd #88	0.05mi	3/2.0	1,404 (-4%)	4mo	$85,000	$61	88
369 Gun Club Rd #70	0.06mi	3/2.0	1,484 (+2%)	6mo	$85,500	$58	88
369 Gun Club Rd #114	0.09mi	2/2.0 (-1)	1,512 (+4%)	5mo	$140,000	$93	80
369 Gun Club Rd #108	0.12mi	2/2.0 (-1)	1,404 (-4%)	10mo	$95,000	$68	76
369 Gun Club Rd #78	0.04mi	3/2.0	1,296 (-11%)	9mo	$45,000	$35	72
1850 Heartwood Dr	0.44mi	3/2.0	1,426 (-2%)	5mo	$225,000	$158	72
275 Sycamore St	0.47mi	3/2.0	1,432 (-2%)	8mo	$412,500	$288	69
369 Gun Club Rd #7	0.08mi	3/2.0	1,296 (-11%)	12mo	$70,000	$54	68
603 Insel Rd	0.15mi	2/2.0 (-1)	1,620 (+11%)	3mo	$325,000	$201	66
319 Scott Hill Rd	0.75mi	3/2.0	1,400 (-4%)	11mo	$300,000	$214	50

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: 23.4%
• Equity multiple: 1.96×
• Total profit: $33,663
• Equity at exit: $18,638

10-year hold

• IRR: 31.4%
• Equity multiple: 3.84×
• Total profit: $99,435
• Equity at exit: $10,808

Cash invested: $35,000 (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 98674

• Home prices YoY: -21.8%
• Active inventory: 222
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,593 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $843

Break-even live

Break-even rent $1,527

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $913	-5% $878	+0% $843	+5% $807	+10% $772
Rent	-10% $638	-5% $740	+0% $843	+5% $945	+10% $1,048
Rate	-1.0pp $906	-0.5pp $874	base $843	+0.5pp $810	+1.0pp $777

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 York St Unit 2 Woodland, WA	3.0	2.0	1497	$2,529	$1.69	45d	1	0.17mi
2179 Dahlia St Woodland, WA	3.0	2.0	1096	$2,195	$2.00	0d	1	0.36mi
1451 N Goerig St Unit 1459-5 Woodland, WA	2.0	2.0	1048	$1,450	$1.38	4d	1	1.08mi

Listing history 42 events

1. 2026-06-21
   days on market $125,000 Active 46 DOM
2. 2026-06-19
   days on market $125,000 Active 44 DOM
3. 2026-06-18
   days on market $125,000 Active 43 DOM
4. 2026-06-17
   days on market $125,000 Active 42 DOM
5. 2026-06-16
   days on market $125,000 Active 41 DOM
6. 2026-06-15
   days on market $125,000 Active 40 DOM
7. 2026-06-14
   days on market $125,000 Active 38 DOM
8. 2026-06-13
   days on market $125,000 Active 37 DOM
9. 2026-06-10
   days on market $125,000 Active 35 DOM
10. 2026-06-09
    days on market $125,000 Active 34 DOM
11. 2026-06-08
    days on market $125,000 Active 33 DOM
12. 2026-06-07
    days on market $125,000 Active 32 DOM
13. 2026-06-05
    days on market $125,000 Active 29 DOM
14. 2026-06-03
    days on market $125,000 Active 28 DOM
15. 2026-06-02
    days on market $125,000 Active 27 DOM
16. 2026-06-01
    days on market $125,000 Active 26 DOM
17. 2026-05-31
    days on market $125,000 Active 25 DOM
18. 2026-05-30
    days on market $125,000 Active 24 DOM
19. 2026-05-06
    listed $130,000 Active

    Show marketing remark (1354 chars)

    Discover the perfect blend of modern comfort and effortless living in this meticulously maintained 3 bedroom, 1.75-bathroom residence, nestled within the serene and highly sought after Woodland East Park.This turn key home has been thoughtfully reimagined, boasting a complete kitchen remodel featuring elegant cabinetry, sleek countertops, and brand-new flooring that extends into the dining area. Professional upgrades continue throughout the exterior, including fresh paint, new front siding, and a newer roof for ultimate peace of mind.Lush, professionally designed landscaping creates a private oasis and striking curb appeal. Move-in ready and polished to perfection, this home offers a rare opportunity to enjoy contemporary Pacific Northwest living in a pristine community.Embrace the Ultimate Outdoor Lifestyle located just minutes from some of the region’s premier recreation spots, this home is an outdoor enthusiast’s dream:World Class Fishing: Cast a line at the Lewis River Salmon Hatchery just 9 minutes away, or enjoy trout and bass fishing at Horseshoe Lake Park.Scenic Hiking & Parks: Explore the easy trails at Paradise Point State Park or take in the stunning views at Merwin Park on Lake Merwin.Water Adventures: Launch your kayak or paddleboard at several Boat Launches for a quiet day on the North Fork Lewis River

20. 2026-05-06
    listed $130,000 Active 1354-char remark

    Show marketing remark (1354 chars)

    Discover the perfect blend of modern comfort and effortless living in this meticulously maintained 3 bedroom, 1.75-bathroom residence, nestled within the serene and highly sought after Woodland East Park.This turn key home has been thoughtfully reimagined, boasting a complete kitchen remodel featuring elegant cabinetry, sleek countertops, and brand-new flooring that extends into the dining area. Professional upgrades continue throughout the exterior, including fresh paint, new front siding, and a newer roof for ultimate peace of mind.Lush, professionally designed landscaping creates a private oasis and striking curb appeal. Move-in ready and polished to perfection, this home offers a rare opportunity to enjoy contemporary Pacific Northwest living in a pristine community.Embrace the Ultimate Outdoor Lifestyle located just minutes from some of the region’s premier recreation spots, this home is an outdoor enthusiast’s dream:World Class Fishing: Cast a line at the Lewis River Salmon Hatchery just 9 minutes away, or enjoy trout and bass fishing at Horseshoe Lake Park.Scenic Hiking & Parks: Explore the easy trails at Paradise Point State Park or take in the stunning views at Merwin Park on Lake Merwin.Water Adventures: Launch your kayak or paddleboard at several Boat Launches for a quiet day on the North Fork Lewis River

21. 2023-10-30
    soldstatus $60,000 Closed 409-char remark

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

22. 2023-10-30
    soldstatus $60,000 Closed

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

23. 2023-09-15
    status Pending

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

24. 2023-09-15
    status Active

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

25. 2023-09-15
    status Pending

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

26. 2023-09-15
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

27. 2023-09-12
    status Active 409-char remark

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

28. 2023-09-12
    status Active

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

29. 2023-09-02
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

30. 2023-09-02
    status Pending

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

31. 2023-08-14
    price $70,000

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

32. 2023-08-14
    price $70,000 409-char remark

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

33. 2023-07-07
    price $80,000

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

34. 2023-07-07
    price $80,000 409-char remark

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

35. 2023-05-30
    price $90,000

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

36. 2023-05-30
    price $90,000 409-char remark

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

37. 2023-05-02
    listed $100,000 Active
38. 2023-05-01
    listed $100,000 Active 409-char remark

    Show marketing remark (409 chars)

    Spacious manufactured home in lovely 55+ park. This home features a spacious living room, cozy dining area and open kitchen with island. Master suite has private bathroom, walk-in closet, seperate entrance and small deck. Two additional bedrooms. Vaulted ceilings. New carpet and vinyl throughout. Tool shed with storage space. Low maintenance yard with flower beds/garden space. Single car carport and more!!

39. 2021-03-22
    status Pending
40. 2021-03-11
    price $79,900
41. 2021-03-02
    listed $84,900 Active
42. 2020-04-16
    soldstatus $79,900 Sold

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$360/yr (+$30/mo · 41.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,122
• − Mortgage interest: −$7,002
• − Property taxes: −$865
• − Insurance: −$5,744
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$3,636
• Taxable income: $8,896
• Est. tax owed @ 24.0%: −$2,135
• After-tax cash flow: $7,977/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: Woodland School District
• NCES district ID: 5310050
• Math proficiency: 48% ▲ 4.00%
• Reading proficiency: 62% ▲ 4.00%
• Median HH income: $60,973
• Composite: 49.77/100
• National rank: #4219
• State rank: #94 of 291 in WA

Livability — Woodland

• Score: 77/100
• State rank: #152
• US rank: #3252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland, WA
• County: Clark County · 513,189 people
• City population: 17,525
• Metro: Longview, WA
• Population (ZIP): 17,525
• Household income: $94,245
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 209.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 9% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% German/W. Germanic 2% French/Haitian/Cajun 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: ▼ -92.68%
• Current HPI: 333.4106
• Rent YoY: —
• 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

+56.4% since first listed

26 events — show timeline

• 2026-05-19 Price Changed $125,000 RMLS
• 2026-05-19 Price Changed $125,000 NWMLS as Distributed by MLS Grid
• 2026-05-06 Listed $130,000 NWMLS as Distributed by MLS Grid
• 2026-05-06 Listed $130,000 RMLS
• 2023-10-30 Sold (MLS) $60,000 NWMLS as Distributed by MLS Grid
• 2023-10-30 Sold (MLS) $60,000 RMLS
• 2023-09-15 Pending — NWMLS as Distributed by MLS Grid
• 2023-09-15 Relisted — NWMLS as Distributed by MLS Grid
• 2023-09-15 Pending — NWMLS as Distributed by MLS Grid
• 2023-09-15 Pending — RMLS
• 2023-09-12 Relisted — RMLS
• 2023-09-12 Relisted — NWMLS as Distributed by MLS Grid
• 2023-09-02 Pending — RMLS
• 2023-09-02 Pending — NWMLS as Distributed by MLS Grid
• 2023-08-14 Price Changed $70,000 NWMLS as Distributed by MLS Grid
• 2023-08-14 Price Changed $70,000 RMLS
• 2023-07-07 Price Changed $80,000 NWMLS as Distributed by MLS Grid
• 2023-07-07 Price Changed $80,000 RMLS
• 2023-05-30 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2023-05-30 Price Changed $90,000 RMLS
• 2023-05-02 Listed $100,000 NWMLS as Distributed by MLS Grid
• 2023-05-01 Listed $100,000 RMLS
• 2021-03-22 Pending — NWMLS as Distributed by MLS Grid
• 2021-03-11 Price Changed $79,900 NWMLS as Distributed by MLS Grid
• 2021-03-02 Listed $84,900 NWMLS as Distributed by MLS Grid
• 2020-04-16 Sold (MLS) $79,900 NWMLS as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2026): $865 · -5.4% YoY. Source: county tax records.