2424 Nightingale Ln · Kelso, WA 98626

$135,000

3 bd · 2.0 ba · 1,432 sqft · Manufactured public records · 57 Days on market

Built 1977 4,152 sqft lot $94/sqft · 15% above area Est $117k · 15% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, comfortable living in Kelso’s desirable 55+ Brook Hollow RV Park. This well-designed 3-bedroom, 2-bath, 1,433 sq. ft. double-wide manufactured home offers a thoughtful layout with inviting living spaces and everyday functionality. A bright front living room is filled with natural light from expansive windows, while a separate family room provides a cozy setting with a sliding door leading to a covered deck—ideal for year-round relaxing or casual entertaining. The kitchen is well-appointed with bar seating, pantry storage, built-in oven, cooktop, and microwave, creating an efficient and welcoming space for cooking and gathering. A charming built-in, lighted curio/china hutch adds character and provides a beautiful display area for keepsakes. The primary suite offers dual closets and a private bath with a step-in shower, while two additional bedrooms provide flexible options for guests, hobbies, or office use. A convenient utility room off the kitchen adds extra storage and direct access to the carport. Recent updates include new appliances and a large storage shed, enhancing both convenience and functionality. Set within a welcoming community, this home blends comfort, practicality, and easy living. Sale is subject to park approval of the buyer.

Key facts

• Covered deck
• Cooktop
• Cozy family room

Tags

• BRIGHT FRONT LIVING ROOM
• COZY FAMILY ROOM
• COVERED DECK
• BAR SEATING
• BUILT-IN OVEN
• COOKTOP

Property features AI

Finance

• Other: Calculated building area: 1,432 square feet
• Financial info: Land lease: $895; Listing terms: Cash
• HOA & community: Located in Brookhollow Estates mobile home park; Park amenities include clubhouse and common area; 193 homes in the park; Senior community

Exterior

• Parking: Carport
• Utilities: Electric energy; Public water; Public sewer; Power provided by local utility
• Home design: Manufactured double-wide (Guerdon Vanpyke24/60); One level; North-facing; Average condition; Mobile home remains
• Construction: Wood construction; Metal roof; Metal skirting; Tie-down foundation; Manufactured after 6/15/1976
• Exterior features: Wood exterior products; Awnings; Double-pane windows; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms; 1 bathtub; 2 showers
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Water heater; Dining room; Living room; Utility room; Kitchen without eating space
• Laundry & utility: Washer; Dryer; Utility room with tank water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.4% in Kelso — 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 65/100 on livability (#324 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: health & safety C-, amenities F, commute F.
• Kelso School District (suburban): math 35% / reading 53% proficiency, ranked #191 of 291 in WA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Butler Acres Elementary (406 students, 60% FRL); Kelso High School (1,424 students, 61% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 217 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $933 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 + 4.1% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $85k; list at $135k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.39% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (median comp): $117,000
• List price: $135,000
• Delta: 15.38%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2430 Meadowlark Ln	0.11mi	3/2.0	1,440 (+1%)	2mo	$57,900	$40	92
2388 Sparrow Loop #155	0.08mi	2/2.0 (-1)	1,440 (+1%)	1mo	$64,900	$45	90
2425 Kingfisher Ln	0.02mi	3/2.0	1,440 (+1%)	13mo	$45,000	$31	87
2415 Nightingale Ln	0.03mi	3/2.0	1,440 (+1%)	16mo	$70,000	$49	84
2423 Nightingale Ln	0.02mi	2/2.0 (-1)	1,440 (+1%)	12mo	$55,000	$38	83
2451 Kingfisher Ln	0.03mi	3/2.0	1,344 (-6%)	13mo	$69,999	$52	78
2392 Kingfisher	0.08mi	2/2.0 (-1)	1,296 (-10%)	7mo	$125,000	$96	70
151 Cardinal Ln	0.10mi	3/2.0	1,223 (-15%)	3mo	$124,000	$101	69
2376 Kingfisher Ln	0.12mi	2/2.0 (-1)	1,248 (-13%)	5mo	$75,000	$60	64
2368 Kingfisher Ln	0.14mi	2/2.0 (-1)	1,240 (-13%)	21mo	$54,000	$44	49

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 · 4.1% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.62×
• Total profit: $23,558
• Equity at exit: $20,129

10-year hold

• IRR: 24.7%
• Equity multiple: 3.25×
• Total profit: $84,990
• Equity at exit: $11,672

Cash invested: $37,800 (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 98626

• Rents YoY: 4.1%
• Active inventory: 217
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $681

Break-even live

Break-even rent $1,017

Max offer price $135,000

Occupancy floor 59%

Sensitivity live

Price	-10% $758	-5% $719	+0% $681	+5% $643	+10% $605
Rent	-10% $533	-5% $607	+0% $681	+5% $755	+10% $830
Rate	-1.0pp $749	-0.5pp $715	base $681	+0.5pp $646	+1.0pp $611

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Cardinal Ln Unit None Kelso, WA	3.0	2.0	1223	$1,700	$1.39	44d	1	0.09mi
910 Elizabeth St Kelso, WA	3.0	1.0	1075	$1,625	$1.51	44d	1	1.28mi

Listing history 28 events

1. 2026-06-19
   days on market $135,000 Active 57 DOM
2. 2026-06-18
   days on market $135,000 Active 56 DOM
3. 2026-06-17
   days on market $135,000 Active 55 DOM
4. 2026-06-16
   days on market $135,000 Active 54 DOM
5. 2026-06-15
   days on market $135,000 Active 53 DOM
6. 2026-06-14
   days on market $135,000 Active 51 DOM
7. 2026-06-13
   days on market $135,000 Active 50 DOM
8. 2026-06-10
   days on market $135,000 Active 48 DOM
9. 2026-06-09
   days on market $135,000 Active 47 DOM
10. 2026-06-08
    days on market $135,000 Active 46 DOM
11. 2026-06-07
    days on market $135,000 Active 45 DOM
12. 2026-06-03
    days on market $135,000 Active 41 DOM
13. 2026-06-02
    days on market $135,000 Active 40 DOM
14. 2026-06-01
    days on market $135,000 Active 39 DOM
15. 2026-05-31
    days on market $135,000 Active 38 DOM
16. 2026-05-30
    days on market $135,000 Active 37 DOM
17. 2026-04-22
    listed $135,000 Active

    Show marketing remark (1293 chars)

    Welcome to easy, comfortable living in Kelso’s desirable 55+ Brook Hollow RV Park. This well-designed 3-bedroom, 2-bath, 1,433 sq. ft. double-wide manufactured home offers a thoughtful layout with inviting living spaces and everyday functionality. A bright front living room is filled with natural light from expansive windows, while a separate family room provides a cozy setting with a sliding door leading to a covered deck—ideal for year-round relaxing or casual entertaining. The kitchen is well-appointed with bar seating, pantry storage, built-in oven, cooktop, and microwave, creating an efficient and welcoming space for cooking and gathering. A charming built-in, lighted curio/china hutch adds character and provides a beautiful display area for keepsakes. The primary suite offers dual closets and a private bath with a step-in shower, while two additional bedrooms provide flexible options for guests, hobbies, or office use. A convenient utility room off the kitchen adds extra storage and direct access to the carport. Recent updates include new appliances and a large storage shed, enhancing both convenience and functionality. Set within a welcoming community, this home blends comfort, practicality, and easy living. Sale is subject to park approval of the buyer.

18. 2026-04-22
    listed $135,000 Active 1125-char remark

    Show marketing remark (1293 chars)

    Welcome to easy, comfortable living in Kelso’s desirable 55+ Brook Hollow RV Park. This well-designed 3-bedroom, 2-bath, 1,433 sq. ft. double-wide manufactured home offers a thoughtful layout with inviting living spaces and everyday functionality. A bright front living room is filled with natural light from expansive windows, while a separate family room provides a cozy setting with a sliding door leading to a covered deck—ideal for year-round relaxing or casual entertaining. The kitchen is well-appointed with bar seating, pantry storage, built-in oven, cooktop, and microwave, creating an efficient and welcoming space for cooking and gathering. A charming built-in, lighted curio/china hutch adds character and provides a beautiful display area for keepsakes. The primary suite offers dual closets and a private bath with a step-in shower, while two additional bedrooms provide flexible options for guests, hobbies, or office use. A convenient utility room off the kitchen adds extra storage and direct access to the carport. Recent updates include new appliances and a large storage shed, enhancing both convenience and functionality. Set within a welcoming community, this home blends comfort, practicality, and easy living. Sale is subject to park approval of the buyer.

19. 2023-02-23
    soldstatus $85,000 Closed 495-char remark

    Show marketing remark (495 chars)

    3 bedroom, 2 bath, 1433 SQ.Ft. Double Wide Manufactured Home in Kelso's 55+ Brook Hollow RV Park.Fabulous Built In Curio-China Hutch the lights up for Display~ Front Living Room w/Lots of Windows~ Family Room w/Slider to Covered Deck~ Kitchen w/Bar Seating, Pantry, Built In Oven, Cook Top & Microwave. 3 bedrooms w/Primary hosting dual closets and Personal Bath w/Step In Shower. Utility Room off Kitchen w/XXTRA Storage & Carport Entrance. Sale subject to Buyer being approved by Park.

20. 2023-01-27
    status Pending 495-char remark

    Show marketing remark (495 chars)

    3 bedroom, 2 bath, 1433 SQ.Ft. Double Wide Manufactured Home in Kelso's 55+ Brook Hollow RV Park.Fabulous Built In Curio-China Hutch the lights up for Display~ Front Living Room w/Lots of Windows~ Family Room w/Slider to Covered Deck~ Kitchen w/Bar Seating, Pantry, Built In Oven, Cook Top & Microwave. 3 bedrooms w/Primary hosting dual closets and Personal Bath w/Step In Shower. Utility Room off Kitchen w/XXTRA Storage & Carport Entrance. Sale subject to Buyer being approved by Park.

21. 2023-01-26
    status Pending
22. 2022-12-09
    price $89,900 495-char remark

    Show marketing remark (495 chars)

    3 bedroom, 2 bath, 1433 SQ.Ft. Double Wide Manufactured Home in Kelso's 55+ Brook Hollow RV Park.Fabulous Built In Curio-China Hutch the lights up for Display~ Front Living Room w/Lots of Windows~ Family Room w/Slider to Covered Deck~ Kitchen w/Bar Seating, Pantry, Built In Oven, Cook Top & Microwave. 3 bedrooms w/Primary hosting dual closets and Personal Bath w/Step In Shower. Utility Room off Kitchen w/XXTRA Storage & Carport Entrance. Sale subject to Buyer being approved by Park.

23. 2022-12-09
    price

    Show marketing remark (495 chars)

    3 bedroom, 2 bath, 1433 SQ.Ft. Double Wide Manufactured Home in Kelso's 55+ Brook Hollow RV Park.Fabulous Built In Curio-China Hutch the lights up for Display~ Front Living Room w/Lots of Windows~ Family Room w/Slider to Covered Deck~ Kitchen w/Bar Seating, Pantry, Built In Oven, Cook Top & Microwave. 3 bedrooms w/Primary hosting dual closets and Personal Bath w/Step In Shower. Utility Room off Kitchen w/XXTRA Storage & Carport Entrance. Sale subject to Buyer being approved by Park.

24. 2022-11-22
    listed $99,000 Active 495-char remark

    Show marketing remark (495 chars)

    3 bedroom, 2 bath, 1433 SQ.Ft. Double Wide Manufactured Home in Kelso's 55+ Brook Hollow RV Park.Fabulous Built In Curio-China Hutch the lights up for Display~ Front Living Room w/Lots of Windows~ Family Room w/Slider to Covered Deck~ Kitchen w/Bar Seating, Pantry, Built In Oven, Cook Top & Microwave. 3 bedrooms w/Primary hosting dual closets and Personal Bath w/Step In Shower. Utility Room off Kitchen w/XXTRA Storage & Carport Entrance. Sale subject to Buyer being approved by Park.

25. 2022-11-21
    listed Active
26. 2002-04-16
    soldstatus $30,000
27. 2002-04-15
    soldstatus $30,000
28. 2002-03-05
    listed $39,900

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$854/yr (+$71/mo · 182.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,549
• − Mortgage interest: −$7,562
• − Property taxes: −$469
• − Insurance: −$675
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$3,927
• Taxable income: $6,307
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $6,660/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: Kelso School District
• NCES district ID: 5300003
• Math proficiency: 35% ▼ -2.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $47,840
• Composite: 39.83/100
• National rank: #7963
• State rank: #191 of 291 in WA

Livability — Kelso

• Score: 65/100
• State rank: #324
• US rank: #12232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kelso, WA
• County: Cowlitz County · 77,527 people
• City population: 26,892
• Metro: Longview, WA
• Population (ZIP): 26,892
• Household income: $75,528
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 722.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Slovak 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 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: ▼ -321.36%
• Current HPI: 262.8196
• Rent YoY: ▲ 4.10%
• 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

+238.3% since first listed

12 events — show timeline

• 2026-04-22 Listed $135,000 RMLS
• 2026-04-22 Listed $135,000 NWMLS as Distributed by MLS Grid
• 2023-02-23 Sold (MLS) $85,000 RMLS
• 2023-01-27 Pending — RMLS
• 2023-01-26 Pending — NWMLS as Distributed by MLS Grid
• 2022-12-09 Price Changed $89,900 RMLS
• 2022-12-09 Price Changed — NWMLS as Distributed by MLS Grid
• 2022-11-22 Listed $99,000 RMLS
• 2022-11-21 Listed — NWMLS as Distributed by MLS Grid
• 2002-04-16 Sold (MLS) $30,000 NWMLS as Distributed by MLS Grid
• 2002-04-15 Sold (Public Records) $30,000 Public Records
• 2002-03-05 Listed $39,900 NWMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2026): $469 · +2.7% YoY. Source: county tax records.