128 Robbins St · Woodland, WA 98674

$375,000

4 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 4 Days on market

Built 1963 6,582 sqft lot Est $401k · 7% under

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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 +18.7/30.0
• ARV discount +10.5/15.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fantastic Opportunity To Own A Well Located Duplex In Woodland, Washington, Offering Flexibility For Investors Or Owner Occupants Alike. This Income Producing Property Features Two Separate Living Units, Each With Its Own Private Entrance, Functional Floor Plan, And Comfortable Living Spaces. Large Windows Provide Abundant Natural Light, While Efficient Layouts Make Everyday Living Easy And Low Maintenance. The Property Sits On A Generous Corner Lot With Off Street Parking And Outdoor Space, Adding Convenience And Appeal For Residents. Whether You’re Looking To Generate Rental Income, Offset Your Housing Costs By Living In One Unit And Renting The Other, Or Expand Your Real Estate Portfolio, This Duplex Delivers Strong Potential. Located With Convenient Access To Local Amenities, Schools, Shopping, And Major Transportation Routes, This Property Offers A Balance Of Small Town Charm And Commuter Accessibility. With Steady Demand For Multi-Family Housing In The Area, This Is A Solid Opportunity To Invest In Long Term Value And Cash Flow. Long Term Tenants Who Pay Their Own Utilities. This Property Is Separately Metered. Don’t Miss Your Chance To Secure A Versatile Multi Unit Property In A Growing Woodland Market.

Key facts

• Off street parking
• Private entrance
• Outdoor space

Tags

• DUPLEX
• TWO SEPARATE LIVING UNITS
• PRIVATE ENTRANCE
• CORNER LOT
• OFF STREET PARKING
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive. Per door: $184/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (6.0% below list).
• Recommended offer: $353k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Yale Elementary (54 students, 50% FRL); Woodland High School (658 students, 42% FRL).
• Market conditions: 220 active listings in the ZIP; solid renter incomes; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).
• This rent runs 45% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $281k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $352,600 (6.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $401,472
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Robbins St	0.00mi	4/2.0	1,632 (0%)	1mo	$401,500	$246	100

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-37,367
• Equity at exit: $55,914

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-2,559
• Equity at exit: $32,423

Cash invested: $105,000 (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: 220
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $3,526 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$295 /mo · $3,534/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $368

Break-even live

Break-even rent $3,060

Max offer price $375,000

Occupancy floor 85%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,526
Total (2 units)			$3,526

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-24
   status Pending

   Show marketing remark (1242 chars)

   Fantastic Opportunity To Own A Well Located Duplex In Woodland, Washington, Offering Flexibility For Investors Or Owner Occupants Alike. This Income Producing Property Features Two Separate Living Units, Each With Its Own Private Entrance, Functional Floor Plan, And Comfortable Living Spaces. Large Windows Provide Abundant Natural Light, While Efficient Layouts Make Everyday Living Easy And Low Maintenance. The Property Sits On A Generous Corner Lot With Off Street Parking And Outdoor Space, Adding Convenience And Appeal For Residents. Whether You’re Looking To Generate Rental Income, Offset Your Housing Costs By Living In One Unit And Renting The Other, Or Expand Your Real Estate Portfolio, This Duplex Delivers Strong Potential. Located With Convenient Access To Local Amenities, Schools, Shopping, And Major Transportation Routes, This Property Offers A Balance Of Small Town Charm And Commuter Accessibility. With Steady Demand For Multi-Family Housing In The Area, This Is A Solid Opportunity To Invest In Long Term Value And Cash Flow. Long Term Tenants Who Pay Their Own Utilities. This Property Is Separately Metered. Don’t Miss Your Chance To Secure A Versatile Multi Unit Property In A Growing Woodland Market.

2. 2026-04-24
   status Pending 1242-char remark

   Show marketing remark (1242 chars)

   Fantastic Opportunity To Own A Well Located Duplex In Woodland, Washington, Offering Flexibility For Investors Or Owner Occupants Alike. This Income Producing Property Features Two Separate Living Units, Each With Its Own Private Entrance, Functional Floor Plan, And Comfortable Living Spaces. Large Windows Provide Abundant Natural Light, While Efficient Layouts Make Everyday Living Easy And Low Maintenance. The Property Sits On A Generous Corner Lot With Off Street Parking And Outdoor Space, Adding Convenience And Appeal For Residents. Whether You’re Looking To Generate Rental Income, Offset Your Housing Costs By Living In One Unit And Renting The Other, Or Expand Your Real Estate Portfolio, This Duplex Delivers Strong Potential. Located With Convenient Access To Local Amenities, Schools, Shopping, And Major Transportation Routes, This Property Offers A Balance Of Small Town Charm And Commuter Accessibility. With Steady Demand For Multi-Family Housing In The Area, This Is A Solid Opportunity To Invest In Long Term Value And Cash Flow. Long Term Tenants Who Pay Their Own Utilities. This Property Is Separately Metered. Don’t Miss Your Chance To Secure A Versatile Multi Unit Property In A Growing Woodland Market.

3. 2026-04-20
   listed $375,000 Active

   Show marketing remark (1242 chars)

   Fantastic Opportunity To Own A Well Located Duplex In Woodland, Washington, Offering Flexibility For Investors Or Owner Occupants Alike. This Income Producing Property Features Two Separate Living Units, Each With Its Own Private Entrance, Functional Floor Plan, And Comfortable Living Spaces. Large Windows Provide Abundant Natural Light, While Efficient Layouts Make Everyday Living Easy And Low Maintenance. The Property Sits On A Generous Corner Lot With Off Street Parking And Outdoor Space, Adding Convenience And Appeal For Residents. Whether You’re Looking To Generate Rental Income, Offset Your Housing Costs By Living In One Unit And Renting The Other, Or Expand Your Real Estate Portfolio, This Duplex Delivers Strong Potential. Located With Convenient Access To Local Amenities, Schools, Shopping, And Major Transportation Routes, This Property Offers A Balance Of Small Town Charm And Commuter Accessibility. With Steady Demand For Multi-Family Housing In The Area, This Is A Solid Opportunity To Invest In Long Term Value And Cash Flow. Long Term Tenants Who Pay Their Own Utilities. This Property Is Separately Metered. Don’t Miss Your Chance To Secure A Versatile Multi Unit Property In A Growing Woodland Market.

4. 2026-04-20
   listed $375,000 Active 1242-char remark

   Show marketing remark (1242 chars)

   Fantastic Opportunity To Own A Well Located Duplex In Woodland, Washington, Offering Flexibility For Investors Or Owner Occupants Alike. This Income Producing Property Features Two Separate Living Units, Each With Its Own Private Entrance, Functional Floor Plan, And Comfortable Living Spaces. Large Windows Provide Abundant Natural Light, While Efficient Layouts Make Everyday Living Easy And Low Maintenance. The Property Sits On A Generous Corner Lot With Off Street Parking And Outdoor Space, Adding Convenience And Appeal For Residents. Whether You’re Looking To Generate Rental Income, Offset Your Housing Costs By Living In One Unit And Renting The Other, Or Expand Your Real Estate Portfolio, This Duplex Delivers Strong Potential. Located With Convenient Access To Local Amenities, Schools, Shopping, And Major Transportation Routes, This Property Offers A Balance Of Small Town Charm And Commuter Accessibility. With Steady Demand For Multi-Family Housing In The Area, This Is A Solid Opportunity To Invest In Long Term Value And Cash Flow. Long Term Tenants Who Pay Their Own Utilities. This Property Is Separately Metered. Don’t Miss Your Chance To Secure A Versatile Multi Unit Property In A Growing Woodland Market.

5. 2018-07-11
   soldstatus $280,900 Sold 279-char remark

   Show marketing remark (279 chars)

   CASH FLOW!! 2 units both on lease. Tenants pay all utilities. 2bd/1ba w/hookups for inside laundry. Spacious (over 800 sf/side), large yard (landscaping paid by owner), lots of off street parking. 1+ block to Horse Shoe Lake Park. Corner lot. MUST HAVE MIN. 24 HR NOTICE TO VIEW.

6. 2018-07-11
   soldstatus $280,900

   Show marketing remark (279 chars)

   CASH FLOW!! 2 units both on lease. Tenants pay all utilities. 2bd/1ba w/hookups for inside laundry. Spacious (over 800 sf/side), large yard (landscaping paid by owner), lots of off street parking. 1+ block to Horse Shoe Lake Park. Corner lot. MUST HAVE MIN. 24 HR NOTICE TO VIEW.

7. 2018-06-01
   status Pending 279-char remark

   Show marketing remark (279 chars)

   CASH FLOW!! 2 units both on lease. Tenants pay all utilities. 2bd/1ba w/hookups for inside laundry. Spacious (over 800 sf/side), large yard (landscaping paid by owner), lots of off street parking. 1+ block to Horse Shoe Lake Park. Corner lot. MUST HAVE MIN. 24 HR NOTICE TO VIEW.

8. 2018-05-28
   listed $259,000 Active 279-char remark

   Show marketing remark (279 chars)

   CASH FLOW!! 2 units both on lease. Tenants pay all utilities. 2bd/1ba w/hookups for inside laundry. Spacious (over 800 sf/side), large yard (landscaping paid by owner), lots of off street parking. 1+ block to Horse Shoe Lake Park. Corner lot. MUST HAVE MIN. 24 HR NOTICE TO VIEW.

9. 2009-12-15
   soldstatus $154,900
10. 2009-12-15
    soldstatus $154,000 Sold
11. 2009-12-15
    soldstatus $154,900
12. 2009-09-25
    historical
13. 2009-09-24
    historical
14. 2009-08-26
    listed $159,900
15. 2009-08-26
    listed $159,900
16. 2002-12-13
    soldstatus $125,000
17. 2002-12-13
    soldstatus $125,000
18. 2000-06-01
    listed $137,500

ⓘ 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: $3,534 · $295/mo
• Projected year-2 tax: $3,675 · $306/mo
• Expected delta: +$141/yr (+$12/mo · 4.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 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: $42,312
• − Mortgage interest: −$21,006
• − Property taxes: −$3,534
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,385
• − Management: −$3,385
• − Depreciation: −$10,909
• Taxable loss: −$1,782
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $4,846/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

+172.7% since first listed

18 events — show timeline

• 2026-04-24 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-24 Pending — RMLS
• 2026-04-20 Listed $375,000 RMLS
• 2026-04-20 Listed $375,000 NWMLS as Distributed by MLS Grid
• 2018-07-11 Sold (Public Records) $280,900 Public Records
• 2018-07-11 Sold (MLS) $280,900 RMLS
• 2018-06-01 Pending — RMLS
• 2018-05-28 Listed $259,000 RMLS
• 2009-12-15 Sold (Public Records) $154,900 Public Records
• 2009-12-15 Sold (MLS) $154,000 NWMLS as Distributed by MLS Grid
• 2009-12-15 Sold (MLS) $154,900 RMLS
• 2009-09-25 Delisted — NWMLS as Distributed by MLS Grid
• 2009-09-24 Delisted — RMLS
• 2009-08-26 Listed $159,900 NWMLS as Distributed by MLS Grid
• 2009-08-26 Listed $159,900 RMLS
• 2002-12-13 Sold (Public Records) $125,000 Public Records
• 2002-12-13 Sold (MLS) $125,000 RMLS
• 2000-06-01 Listed $137,500 RMLS

Property tax history

+3.2%/yr

Latest (2026): $3,534 · -0.7% YoY. Source: county tax records.