7140 191st Ave SW #9 · Rochester, WA 98579

$120,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 78 Days on market

Built 1981 ↓ 4% since listing

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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 +7.5/15.0
• Schools +4.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Huge lot with 3 Bed, 2 Bath. New walls, flooring. Completely Remodeled 3BR/2BA Home in Park – Only $850/Month Space Rent! With room for an RV and tool shed. Don’t miss this beautifully updated 1981 3-bedroom, 2-bath home located in a convenient park setting near the highway for easy commuting. This home has been completely remodeled and is truly better than original!Enjoy brand-new flooring, new sheetrock, updated appliances, and modern finishes throughout. The open layout offers comfortable living space with a fresh, move-in-ready feel.

Key facts

• New walls
• Tool shed
• Completely remodeled

Tags

• HUGE LOT
• NEW WALLS
• NEW FLOORING
• COMPLETELY REMODELED
• ROOM FOR AN RV
• TOOL SHED

Property features AI

Finance

• Other: Calculated living area: 1,344; Power production: Electric
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Located in Le Net Mobile Home Park with 18 homes; Land lease: $850

Exterior

• Parking: Uncovered parking
• Utilities: Electric energy source; Community water; Septic sewer
• Home design: Manufactured double-wide home; One level; Model: SEQUOIA; Make: CHAMPION; Manufactured after 6/15/1976; Mobile home remains in place; Manufactured home park approved for sale
• Construction: Cement plank construction; Composition roof; Tie down foundation
• Exterior features: Cement-planked exterior; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; No cooling
• Interior features: Dishwasher; Microwave; Refrigerator; Stove/Range
• Laundry & utility: Tie down foundation details

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$491,904) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 2.1% in Rochester — 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 66/100 on livability (#327 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Rochester School District (rural): math 53% / reading 57% proficiency, ranked #97 of 291 in WA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rochester Primary School (522 students, 64% FRL); Rochester High School (600 students, 51% FRL).
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,222 units permitted in Thurston County in 2024 (508 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Thurston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.96%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $491,904
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19300 Pecan St SW #10	0.34mi	3/2.0	1,344 (0%)	14mo	$128,000	$95	72
19215 Old Ranch Ln SW	0.61mi	3/2.0	1,198 (-11%)	1mo	$439,000	$366	53

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: 34.0%
• Equity multiple: 2.44×
• Total profit: $48,279
• Equity at exit: $17,892

10-year hold

• IRR: 40.9%
• Equity multiple: 4.85×
• Total profit: $129,345
• Equity at exit: $10,375

Cash invested: $33,600 (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 98579

• Home prices YoY: -34.1%
• Active inventory: 107
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $1,063

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 51%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20022 Sagewood Ln SW Unit A Centralia, WA	3.0	2.0	1310	$2,395	$1.83	13d	1	1.21mi

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 78 DOM
2. 2026-06-17
   days on market $120,000 Active 77 DOM
3. 2026-06-16
   days on market $120,000 Active 76 DOM
4. 2026-06-15
   days on market $120,000 Active 75 DOM
5. 2026-06-14
   days on market $120,000 Active 73 DOM
6. 2026-06-13
   days on market $120,000 Active 72 DOM
7. 2026-06-10
   days on market $120,000 Active 70 DOM
8. 2026-06-09
   days on market $120,000 Active 69 DOM
9. 2026-06-08
   days on market $120,000 Active 68 DOM
10. 2026-06-07
    days on market $120,000 Active 67 DOM
11. 2026-06-05
    days on market $120,000 Active 64 DOM
12. 2026-06-02
    days on market $120,000 Active 62 DOM
13. 2026-06-01
    days on market $120,000 Active 61 DOM
14. 2026-05-31
    days on market $120,000 Active 60 DOM
15. 2026-05-30
    days on market $120,000 Active 59 DOM
16. 2026-05-13
    price $120,000
17. 2026-03-28
    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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,740
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$3,491
• Taxable income: $11,529
• Est. tax owed @ 24.0%: −$2,767
• After-tax cash flow: $9,986/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: Rochester School District
• NCES district ID: 5307470
• Math proficiency: 53% ▲ 5.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $56,231
• Composite: 49.33/100
• National rank: #4348
• State rank: #97 of 291 in WA

Livability — Rochester

• Score: 66/100
• State rank: #327
• US rank: #12271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, WA
• Population (ZIP): 13,907

Population outlook (Thurston County) Hauer SSP2

• Today (2025): 308,239 people
• By 2030: 326,483 · +5.9%
• By 2040: 359,890 · +16.8%
• By 2050: 391,800 · +27.1%
• By 2075: 468,024 · +51.8%
• By 2100: 519,890 · +68.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 4% Slovak 4% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Thurston

• 2024 margin: Strong D (+20.4) · D 58.5% · R 38.1% · Other 3.5%
• 2008→2024 swing: -1.3pp toward R · 2008: 21.7pp · 2024: 20.4pp
• All cycles: 2024: D+20.4 2020: D+18.6 2016: D+15.4 2012: D+19.0 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.25%
• Current HPI: 381.8969
• Rent YoY: —
• Metro: —
• 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

-4.0% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $120,000 NWMLS as Distributed by MLS Grid
• 2026-03-28 Listed $125,000 NWMLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2026): $235 · -17.2% YoY. Source: county tax records.