16812 SE 1st St #80 · Vancouver, WA 98684

$64,900

3 bd · 2.0 ba · 1,785 sqft · Manufactured public records · 197 Days on market

Built 1985 $36/sqft · 58% below area ↓ 20% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out the potential of this spacious doublewide for sale at Great Western (All-Ages). 3 bed / 2 bath with a den at 1,782 sq. ft. This home is ready for new memories featuring a large kitchen with an island, good sized bedrooms, and a spacious living room. Outside there are large storage sheds, and a parking pad. All appliances are included with the home. Great Western is conveniently located and close to everything Vancouver has to offer. Come make it yours!

Key facts

• Large storage sheds
• Parking pad
• Conveniently located

Tags

• LARGE KITCHEN WITH AN ISLAND
• LARGE STORAGE SHEDS
• PARKING PAD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.7% vs local median 2.7% in Vancouver — 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 (#62 in WA, #1,133 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, cost of living D-.
• Evergreen School District (Clark) (urban): math 41% / reading 51% proficiency, ranked #164 of 291 in WA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.2%/yr); 299 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• This rent runs 36% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $60k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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. Crime grade is F 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.21% ✓
• Cap rate: 38.72%
• Cash-on-cash: 115.80%
• DSCR: 6.15
• GRM: 2.0

CMA / ARV

• ARV (median comp): $155,631
• List price: $64,900
• Delta: -58.30%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16812 SE 1st St	0.00mi	3/2.0	1,785 (0%)	0mo	$60,000	$34	100
16812 SE 1st St #80	0.00mi	3/2.0	1,785 (0%)	0mo	$60,000	$34	100
16500 SE 1st St #44	0.19mi	3/2.0	1,813 (+2%)	4mo	$160,500	$89	85
16500 SE 1st St #65	0.19mi	3/2.0	1,763 (-1%)	11mo	$182,900	$104	80
16500 SE 1st St #159	0.19mi	3/2.0	1,762 (-1%)	11mo	$175,000	$99	80
16500 SE 1st St #160	0.19mi	3/2.0	1,762 (-1%)	18mo	$180,000	$102	74
16812 SE 1st St #67	0.00mi	4/2.0 (+1)	1,960 (+10%)	10mo	$164,000	$84	70
16500 SE 1st St #46	0.19mi	2/2.0 (-1)	1,645 (-8%)	4mo	$144,500	$88	70
16500 SE 1st St #121	0.19mi	3/2.0	1,568 (-12%)	20mo	$187,900	$120	54
16500 SE 1 St #59	0.19mi	3/2.0	1,535 (-14%)	19mo	$174,000	$113	52
16500 SE 1st St #91	0.19mi	2/2.0 (-1)	1,520 (-15%)	17mo	$135,000	$89	47
16004 NE 10th Cir	0.58mi	4/2.0 (+1)	1,848 (+4%)	18mo	$379,900	$206	47

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.30×
• Total profit: $96,222
• Equity at exit: $9,677

10-year hold

• IRR: —
• Equity multiple: 12.45×
• Total profit: $208,023
• Equity at exit: $5,611

Cash invested: $18,172 (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 98684

• Rents YoY: 1.2%
• Active inventory: 299
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,733 high
• Mortgage (P&I): −$340
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $1,754

Break-even live

Break-even rent $513

Max offer price $64,900

Occupancy floor 31%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16702 SE 1st St Vancouver, WA	4.0	2.0	2125	$3,500	$1.65	23d	1	0.12mi
301 SE 166th Ave Vancouver, WA	3.0	1.0–2.0	883	$2,080	$2.36	7d	15	0.23mi
621 SE 168th Ave Vancouver, WA	2.0–3.0	1.0–2.0	1125	$2,274	$2.02	2d	9	0.35mi
621 SE 168th Ave Vancouver, WA	3.0	1.0–2.0	869	$2,294	$2.64	14d	7	0.35mi
16202 NE 8th St Unit B Vancouver, WA	2.0	2.5	1500	$2,150	$1.43	43d	1	0.45mi
600 SE 177th Ave Vancouver, WA	1.0–3.0	1.0–2.0	931	$2,535	$2.72	1d	20	0.50mi
1207 NE 166th Ave Vancouver, WA	3.0	2.0	1533	$6,000	$3.91	2d	1	0.57mi
16804 NE 12th St Vancouver, WA	4.0	2.5	2367	$8,500	$3.59	2d	1	0.57mi
16312 NE 12th St Unit 2 Vancouver, WA	3.0	2.0	1616	$2,059	$1.27	43d	1	0.59mi
15501 NE 2nd St Vancouver, WA	3.0	2.0	1264	$2,750	$2.18	1d	1	0.71mi
15709 NE 12th Way Vancouver, WA	4.0	2.5	2116	$2,795	$1.32	7d	1	0.77mi
15608 NE 12th St Vancouver, WA	4.0	2.5	2140	$2,795	$1.31	43d	1	0.79mi
1605 NE 180th Ave Vancouver, WA	4.0	2.5	2192	$3,495	$1.59	22d	1	0.94mi
1603 SE 171st Pl Vancouver, WA	4.0	2.5	1771	$6,300	$3.56	17d	1	0.95mi
17809 SE 14th St Vancouver, WA	4.0	2.5	2426	$2,895	$1.19	43d	1	0.98mi
1302 SE 155th Ave Vancouver, WA	3.0	2.0	1558	$2,495	$1.60	44d	1	1.02mi
16334 NE 20th St Vancouver, WA	3.0	2.5	1432	$2,695	$1.88	4d	1	1.04mi
17003 NE 22nd St Vancouver, WA	3.0	2.0	1448	$2,575	$1.78	4d	1	1.07mi
16332 NE 21st St Vancouver, WA	3.0	2.5	1541	$2,595	$1.68	23d	1	1.08mi
2119 NE 163rd Ave Vancouver, WA	3.0	2.5	1657	$2,515	$1.52	43d	1	1.11mi
Chase LNDG Gresham, OR	3.0	2.5	1389	$2,200	$1.58	12d	3	1.18mi
2419 NE 164th Ave Vancouver, WA	3.0	2.0	1386	$2,809	$2.03	2d	1	1.23mi
14600 SE 7th Way Vancouver, WA	3.0	2.5	1476	$2,345	$1.59	43d	1	1.26mi
19600 NE 3rd St Camas, WA	1.0–3.0	1.0–2.0	952	$2,825	$2.97	1d	20	1.33mi
17215 NE 27th Way Vancouver, WA	4.0	2.5	2372	$3,295	$1.39	3d	1	1.35mi
18714 SE 18th St Vancouver, WA	4.0	2.5	2073	$2,895	$1.40	22d	1	1.37mi
2712 NE 164th Pl Vancouver, WA	3.0	2.0	1380	$2,495	$1.81	23d	1	1.38mi
19002 SE 17th St Vancouver, WA	4.0	2.5	1712	$2,745	$1.60	14d	1	1.43mi
1203 NE Keyes Rd Vancouver, WA	3.0	2.0	1400	$2,199	$1.57	43d	1	1.46mi
2904 NE 161st Ct Vancouver, WA	4.0	2.5	1992	$3,195	$1.60	17d	1	1.46mi
1403 SE 194th Pl Camas, WA	3.0	3.0	2369	$3,295	$1.39	1d	1	1.48mi
19810 SE 5th Way Camas, WA	4.0	3.0	2292	$5,000	$2.18	11d	1	1.48mi

Listing history 10 events

1. 2026-05-31
   status $64,900 Pending 197 DOM
2. 2026-05-11
   price $99,900
3. 2026-03-05
   status Active
4. 2026-02-21
   status Pending
5. 2026-02-19
   price $105,000
6. 2026-01-27
   status Active
7. 2026-01-12
   status Pending
8. 2025-12-01
   status Active
9. 2025-11-20
   status Pending
10. 2025-10-09
    listed $125,000 Active

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $636 · $53/mo
• Expected delta: +$184/yr (+$15/mo · 40.8%)

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

Taxation est. · year 1

• Rental income: $32,790
• − Mortgage interest: −$3,635
• − Property taxes: −$452
• − Insurance: −$324
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$1,888
• Taxable income: $21,244
• Est. tax owed @ 24.0%: −$5,099
• After-tax cash flow: $15,945/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: Evergreen School District (Clark)
• NCES district ID: 5302700
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $59,418
• Composite: 42.53/100
• National rank: #6859
• State rank: #164 of 291 in WA

Livability — Vancouver

• Score: 82/100
• State rank: #62
• US rank: #1133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark County · 513,189 people
• City population: 360,195
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 37,298
• Household income: $90,620
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1481.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 14% Asian 6% Pacific Islander 3% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Slovak 3% Iranian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Asian/Pacific 3% Russian/Polish/Slavic 3%

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: ▼ -237.93%
• Current HPI: 290.416
• Rent YoY: ▲ 1.16%
• 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

-20.1% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $99,900 NWMLS as Distributed by MLS Grid
• 2026-03-05 Relisted — NWMLS as Distributed by MLS Grid
• 2026-02-21 Pending — NWMLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $105,000 NWMLS as Distributed by MLS Grid
• 2026-01-27 Relisted — NWMLS as Distributed by MLS Grid
• 2026-01-12 Pending — NWMLS as Distributed by MLS Grid
• 2025-12-01 Relisted — NWMLS as Distributed by MLS Grid
• 2025-11-20 Pending — NWMLS as Distributed by MLS Grid
• 2025-10-09 Listed $125,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2026): $452 · +65.8% YoY. Source: county tax records.