369 Gun Club Rd #10 · Woodland, WA 98674

$89,900

4 bd · 2.0 ba · 1,772 sqft · Manufactured public records · 70 Days on market

Built 1994 $51/sqft · 26% below area Est $121k · 26% under $1201/mo HOA · 41% of rent

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

Listing remarks MLS

Beautifully maintained and cared for 3bd/2ba home in a 55+ premier gated community. Newer roof, newer heat pump, newer water heater, open floor plan seamlessly blending the living and family rooms with kitchen and dining. Light and bright with vaulted ceilings providing natural light throughout. Large kitchen with custom cabinetry and stainless-steel appliances. Fully covered carport and extended deck. The home is equipped with a fully accessible ramp and chair lift. Additional storage space also included on premises. Priced to sell!

Key facts

• Custom cabinetry
• Open floor plan
• Newer roof

Tags

• NEWER ROOF
• NEWER HEAT PUMP
• OPEN FLOOR PLAN
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• ADDITIONAL STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $53 ($632/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: schools D+, 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.
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).
• This rent runs 37% 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 $622 of loan paydown is wiped out by about $3k 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

• It's been on market 70 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 41% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.24% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.85%
• DSCR: 2.02
• GRM: 2.6

CMA / ARV

• ARV (median comp): $121,000
• List price: $89,900
• Delta: -25.70%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369 Gun Club Rd #101	0.10mi	3/2.0 (-1)	1,782 (+1%)	1mo	$95,000	$53	88
369 Gun Club Rd #117	0.04mi	3/2.0 (-1)	1,809 (+2%)	6mo	$149,000	$82	84
369 GUN CLUB Rd #48	0.09mi	3/2.0 (-1)	1,782 (+1%)	8mo	$90,000	$51	83
369 Gun Club Rd #53	0.14mi	3/2.0 (-1)	1,726 (-3%)	3mo	$125,000	$72	82
205 Forest Park Rd	0.39mi	3/2.0 (-1)	1,944 (+10%)	16mo	$520,000	$267	48
369 Gun Club Rd #37	0.13mi	3/2.0 (-1)	1,512 (-15%)	21mo	$95,000	$63	47
369 Gun Club Rd #43	0.12mi	3/2.0 (-1)	1,512 (-15%)	23mo	$95,000	$63	46
1804 Springwood St	0.67mi	4/2.0	1,984 (+12%)	11mo	$460,000	$232	39

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-10,169
• Equity at exit: $13,404

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-293
• Equity at exit: $7,773

Cash invested: $25,172 (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 98674

• Home prices YoY: -21.8%
• Active inventory: 220
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,913 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,201
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $53

Break-even live

Break-even rent $2,847

Max offer price $89,900

Occupancy floor 93%

Sensitivity live

Price	-10% $115	-5% $84	+0% $53	+5% $22	+10% $-9
Rent	-10% $-177	-5% $-62	+0% $53	+5% $168	+10% $283
Rate	-1.0pp $98	-0.5pp $76	base $53	+0.5pp $29	+1.0pp $6

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 York St Unit 2 Woodland, WA	3.0	2.0	1497	$2,529	$1.69	44d	1	0.29mi

HOA detail

• Monthly dues: $1,201 · $14,412/yr
• Likely covers: watersecurity

Listing history 21 events

1. 2026-06-19
   days on market $89,900 Active 70 DOM
2. 2026-06-18
   days on market $89,900 Active 69 DOM
3. 2026-06-17
   days on market $89,900 Active 68 DOM
4. 2026-06-16
   days on market $89,900 Active 67 DOM
5. 2026-06-15
   status $89,900 Active 66 DOM
6. 2026-06-13
   statusdays on market $89,900 Pending 66 DOM
7. 2026-06-10
   days on market $89,900 Active 65 DOM
8. 2026-06-09
   days on market $89,900 Active 64 DOM
9. 2026-06-08
   days on market $89,900 Active 63 DOM
10. 2026-06-07
    days on market $89,900 Active 62 DOM
11. 2026-06-05
    days on market $89,900 Active 59 DOM
12. 2026-06-03
    days on market $89,900 Active 58 DOM
13. 2026-06-02
    days on market $89,900 Active 57 DOM
14. 2026-06-01
    days on market $89,900 Active 56 DOM
15. 2026-05-31
    days on market $89,900 Active 55 DOM
16. 2026-05-30
    days on market $89,900 Active 54 DOM
17. 2026-04-06
    listed $89,900 Active 540-char remark

    Show marketing remark (540 chars)

    Beautifully maintained and cared for 3bd/2ba home in a 55+ premier gated community. Newer roof, newer heat pump, newer water heater, open floor plan seamlessly blending the living and family rooms with kitchen and dining. Light and bright with vaulted ceilings providing natural light throughout. Large kitchen with custom cabinetry and stainless-steel appliances. Fully covered carport and extended deck. The home is equipped with a fully accessible ramp and chair lift. Additional storage space also included on premises. Priced to sell!

18. 2021-05-26
    soldstatus $110,000 Sold 494-char remark

    Show marketing remark (494 chars)

    Well maintained home in a 55+ premier gated community. Beautifully updated 3 bedroom, 2 bath home with a new roof and exterior paint. Enjoy the open floor plan, vaulted ceilings and tasteful updates to the kitchen, including custom cabinetry. Large windows and skylights provide a lot of natural light throughout.The home has been meticulously cared for and the pride of ownership really shines through. Fully covered carport and additional space for covered patio area and storage. A must see!

19. 2021-04-23
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Well maintained home in a 55+ premier gated community. Beautifully updated 3 bedroom, 2 bath home with a new roof and exterior paint. Enjoy the open floor plan, vaulted ceilings and tasteful updates to the kitchen, including custom cabinetry. Large windows and skylights provide a lot of natural light throughout.The home has been meticulously cared for and the pride of ownership really shines through. Fully covered carport and additional space for covered patio area and storage. A must see!

20. 2020-12-03
    listed $116,999 Active 494-char remark

    Show marketing remark (494 chars)

    Well maintained home in a 55+ premier gated community. Beautifully updated 3 bedroom, 2 bath home with a new roof and exterior paint. Enjoy the open floor plan, vaulted ceilings and tasteful updates to the kitchen, including custom cabinetry. Large windows and skylights provide a lot of natural light throughout.The home has been meticulously cared for and the pride of ownership really shines through. Fully covered carport and additional space for covered patio area and storage. A must see!

21. 1995-06-01
    soldstatus $69,000

ⓘ 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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 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: $34,959
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$5,568
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − HOA: −$14,412
• − Depreciation: −$2,615
• Taxable income: $386
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $539/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

+30.3% since first listed

5 events — show timeline

• 2026-04-06 Listed $89,900 RMLS
• 2021-05-26 Sold (MLS) $110,000 RMLS
• 2021-04-23 Pending — RMLS
• 2020-12-03 Listed $116,999 RMLS
• 1995-06-01 Sold (Public Records) $69,000 Public Records

Property tax history

+8.4%/yr

Latest (2026): $131 · +1.9% YoY. Source: county tax records.