24607 Columbia Tie Rd Unit 41/21 · Amboy, WA 98601

$117,000

1 bd · 1.5 ba · 460 sqft · Manufactured · 36 Days on market

Built 2005 Poor condition 164 ac lot

---

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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the quiet & serenity at Lake Merwin Campers Hideaway. This amazing get away comes completely furnished. Seller will leave these items: sunroom chest of drawers, oak press back chair, 2 twin daybeds, all bookcases with baskets, electric fireplace shoji screen, floral rug, table with 3 rawhide seat chairs, 2 swivel chairs, round drop leaf pedestal table, queen size bed, wall bath cabinet w/2 drawers, single drawer 2 door hall cabinet, entry door rugs, new hot/cold electric water dispenser, outdoor swing seat, & 6 new Adirondack chairs. Adore your slice of heaven in this 2005 31ft Prowler 5th wheel with an addition of 13ft X 17ft Living space with LPV flooring installed 6/17/22, big windows & vaulted ceilings. All work performed by a licensed contractor & permitted. Enjoy watching the deer from your 340 sqft deck. LMCH has a great pool, sauna & weight room, plus playground for the kids with Putt Putt golf. On those hot days put your water toys in the Lake from a private boat ramp & have a picnic on the private beach with a swimming area. There is also a coined laundry room when you need it. This paradise is a wonderful memorable get away. Park membership includes water, electric & garbage each camping spot has it's septic. Escape to your ultimate luxury outdoor getaway at Lake Merwin Campers Hideaway, a premier resort packed with top-tier amenities. Nestled in nature, this property perfectly blends peaceful serenity with the comfort of a high-end retreat.

Key facts

• Swimming area
• Private beach
• Private boat ramp

Tags

• 340 SQFT DECK
• PRIVATE BOAT RAMP
• PRIVATE BEACH
• SWIMMING AREA
• COINED LAUNDRY ROOM
• GREAT POOL

Property features AI

Finance

• Other: Listing is active; Double-pane windows (energy efficient)
• Financial info: Cash sale terms; Monthly land lease amount applies
• HOA & community: Park approved for sale; Park amenities include clubhouse, common area, community waterfront, exercise room, laundry, playground, pool, recreational area, security gate, and trails; Approximately 1,500 homes in the park; Pets allowed; Land lease applies

Exterior

• Parking: Uncovered parking; 2 open parking spaces
• Security: Security gate
• Utilities: Community water; Gas water heater; Electric and propane energy sources
• Home design: Manufactured single-wide home; One level; Prowler 30PROWLR model; Good condition; Has view; Mobile home remains in place
• Construction: Metal roof; Metal/vinyl and wood construction; Pillar/post/pier foundation; Manufactured after June 15, 1976
• Exterior features: Metal/vinyl and wood exterior; Patio/porch/deck; Community waterfront / beach access; Beach rights

Interior

• Kitchen: Microwave; Refrigerator; Stove/Range
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring; Vinyl plank flooring
• Bathrooms: One three-quarter bath; One half bath; One shower
• Heating & cooling: Forced air heating; Wall furnace; Has cooling
• Interior features: Electric fireplace; Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $117k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 1.5% in Amboy — 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 64/100 on livability (#368 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Battle Ground School District (suburban): math 48% / reading 60% proficiency, ranked #92 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $7,277
• Equity at exit: $17,445

10-year hold

• IRR: 15.1%
• Equity multiple: 2.23×
• Total profit: $40,184
• Equity at exit: $10,116

Cash invested: $32,760 (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 98601

• Home prices YoY: -19.1%
• Active inventory: 32
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$614
• Tax est. 1.5%: −$146 /mo · $1,755/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $412

Break-even live

Break-even rent $1,023

Max offer price $117,000

Occupancy floor 68%

Sensitivity live

Price	-10% $492	-5% $452	+0% $412	+5% $371	+10% $331
Rent	-10% $290	-5% $351	+0% $412	+5% $473	+10% $534
Rate	-1.0pp $470	-0.5pp $441	base $412	+0.5pp $381	+1.0pp $350

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $117,000 Active 36 DOM
2. 2026-06-18
   days on market $117,000 Active 33 DOM
3. 2026-06-17
   days on market $117,000 Active 32 DOM
4. 2026-06-16
   days on market $117,000 Active 31 DOM
5. 2026-06-15
   days on market $117,000 Active 30 DOM
6. 2026-06-13
   days on market $117,000 Active 28 DOM
7. 2026-06-09
   days on market $117,000 Active 24 DOM
8. 2026-06-08
   days on market $117,000 Active 23 DOM
9. 2026-06-07
   pricedays on market $117,000 Active 22 DOM
10. 2026-06-03
    days on market $125,000 Active 18 DOM
11. 2026-06-02
    days on market $125,000 Active 17 DOM
12. 2026-06-01
    days on market $125,000 Active 16 DOM
13. 2026-05-31
    days on market $125,000 Active 15 DOM
14. 2026-05-16
    listed $125,000 Active

    Show marketing remark (1510 chars)

    Enjoy the quiet & serenity at Lake Merwin Campers Hideaway. This amazing get away comes completely furnished. Seller will leave these items: sunroom chest of drawers, oak press back chair, 2 twin daybeds, all bookcases with baskets, electric fireplace shoji screen, floral rug, table with 3 rawhide seat chairs, 2 swivel chairs, round drop leaf pedestal table, queen size bed, wall bath cabinet w/2 drawers, single drawer 2 door hall cabinet, entry door rugs, new hot/cold electric water dispenser, outdoor swing seat, & 6 new Adirondack chairs. Adore your slice of heaven in this 2005 31ft Prowler 5th wheel with an addition of 13ft X 17ft Living space with LPV flooring installed 6/17/22, big windows & vaulted ceilings. All work performed by a licensed contractor & permitted. Enjoy watching the deer from your 340 sqft deck. LMCH has a great pool, sauna & weight room, plus playground for the kids with Putt Putt golf. On those hot days put your water toys in the Lake from a private boat ramp & have a picnic on the private beach with a swimming area. There is also a coined laundry room when you need it. This paradise is a wonderful memorable get away. Park membership includes water, electric & garbage each camping spot has it's septic. Escape to your ultimate luxury outdoor getaway at Lake Merwin Campers Hideaway, a premier resort packed with top-tier amenities. Nestled in nature, this property perfectly blends peaceful serenity with the comfort of a high-end retreat.

15. 2026-05-16
    listed $125,000 Active 1510-char remark

    Show marketing remark (1510 chars)

    Enjoy the quiet & serenity at Lake Merwin Campers Hideaway. This amazing get away comes completely furnished. Seller will leave these items: sunroom chest of drawers, oak press back chair, 2 twin daybeds, all bookcases with baskets, electric fireplace shoji screen, floral rug, table with 3 rawhide seat chairs, 2 swivel chairs, round drop leaf pedestal table, queen size bed, wall bath cabinet w/2 drawers, single drawer 2 door hall cabinet, entry door rugs, new hot/cold electric water dispenser, outdoor swing seat, & 6 new Adirondack chairs. Adore your slice of heaven in this 2005 31ft Prowler 5th wheel with an addition of 13ft X 17ft Living space with LPV flooring installed 6/17/22, big windows & vaulted ceilings. All work performed by a licensed contractor & permitted. Enjoy watching the deer from your 340 sqft deck. LMCH has a great pool, sauna & weight room, plus playground for the kids with Putt Putt golf. On those hot days put your water toys in the Lake from a private boat ramp & have a picnic on the private beach with a swimming area. There is also a coined laundry room when you need it. This paradise is a wonderful memorable get away. Park membership includes water, electric & garbage each camping spot has it's septic. Escape to your ultimate luxury outdoor getaway at Lake Merwin Campers Hideaway, a premier resort packed with top-tier amenities. Nestled in nature, this property perfectly blends peaceful serenity with the comfort of a high-end retreat.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,534
• − Mortgage interest: −$6,554
• − Property taxes: −$1,755
• − Insurance: −$585
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,404
• Taxable income: $3,271
• Est. tax owed @ 24.0%: −$785
• After-tax cash flow: $4,154/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.

Condition & rehab AI · 5 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its kitchen, bathrooms, exterior, and windows. The home's poor condition and outdated features significantly reduce its value. Investing in these updates will significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops — The countertops are worn and need replacement.
• Major Kitchen cabinets — The cabinets are old and need to be replaced or refinished.
• Major Bathroom fixtures — The fixtures are outdated and need to be replaced.
• Major Deck — The deck is worn and needs to be replaced or refinished.
• Major Siding — The siding is aged and needs to be replaced or repainted.
• Major Windows — The windows are old and need to be replaced with energy-efficient ones.

Value-add opportunities

• Resale Replace countertops and cabinets — New countertops and cabinets will significantly improve the kitchen's appearance and functionality, increasing its resale value.
• Resale Replace windows — New energy-efficient windows will improve the home's curb appeal and energy efficiency, increasing its resale value.
• Both Replace deck and siding — A new deck and siding will improve the home's curb appeal and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops are worn and need replacement.	Major	$15,000–50,000
Kitchen cabinets · The cabinets are old and need to be replaced or refinished.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and need to be replaced.	Major	$15,000–50,000
Deck · The deck is worn and needs to be replaced or refinished.	Major	$15,000–50,000
Siding · The siding is aged and needs to be replaced or repainted.	Major	$15,000–50,000
Windows · The windows are old and need to be replaced with energy-efficient ones.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Replace countertops and cabinets — New countertops and cabinets will significantly improve the kitchen's appearance and functionality, increasing its resale value. ↑
• Resale Replace windows — New energy-efficient windows will improve the home's curb appeal and energy efficiency, increasing its resale value. ↑
• Both Replace deck and siding — A new deck and siding will improve the home's curb appeal and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Battle Ground School District
• NCES district ID: 5300380
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,646
• Composite: 49.81/100
• National rank: #4201
• State rank: #92 of 291 in WA

Livability — Amboy

• Score: 64/100
• State rank: #368
• US rank: #14055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,742

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Italian 3% Scottish 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% German/W. Germanic 1%

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: ▼ -70.48%
• Current HPI: 297.7725
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-16 Listed $125,000 RMLS
• 2026-05-16 Listed $125,000 NWMLS as Distributed by MLS Grid