24607 Columbia Tie Rd Unit 41/21

Amboy, WA 98601

$117,000B-

1 bd · 1.5 ba · 460 sqft · Built 2005 · Manufactured · Active · 36 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,544/mo
• Mortgage (P&I): −$614
• Tax + insurance: −$195
• HOA: −$0
• Vac / Maint / Mgmt: −$324
• Net cashflow: $412/mo
• Annual: $4,939/yr
• Cap rate: 10.51%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• 1% rule: 1.32%
• Cash to close: $32,760

Investor read

• This is a 1-bed/1.5-bath manufactured listed at $117k. Condition is rated poor.
• 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).
• It's been on market 36 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Zoned schools: Yacolt Primary (734 students, 40% FRL); Amboy Middle School (549 students, 43% FRL); Battle Ground High School (1,798 students, 36% FRL).
• Market conditions: 32 active listings in the ZIP; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• Clark County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.