1500 S Columbus Ave #38 · Goldendale, WA 98620

$89,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 204 Days on market

Built 1991 $66/sqft · 72% below area

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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 +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and Move-In Ready! This beautifully refreshed 3-bedroom, 2-bath manufactured home sits on a spacious corner lot in a well-maintained park, offering comfort, convenience, and low-maintenance living. Inside, you’ll appreciate the brand-new paint, new flooring, and an inviting layout designed for easy everyday living. Enjoy the functionality of a large carport, a detached storage shed, and plenty of outdoor space around the home. Located just minutes from local amenities, shopping, and services, this home is ideal for anyone seeking simple, stress-free homeownership without the burden of traditional property maintenance. Move in and enjoy the convenience—your new home awaits!

Key facts

• Large carport
• Outdoor space
• Corner lot

Tags

• CORNER LOT
• LARGE CARPORT
• DETACHED STORAGE SHED
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.4% in Goldendale — 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 67/100 on livability (#295 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Goldendale School District (town): math 35% / reading 49% proficiency, ranked #213 of 291 in WA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 251 active listings in the ZIP; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.65% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.16%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $320,000
• List price: $89,000
• Delta: -72.19%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1924 Jaxon St	0.30mi	3/2.0	1,188 (-12%)	6mo	$254,999	$215	62
1500 S Columbus Ave #21	0.04mi	3/2.0	1,173 (-13%)	23mo	$105,000	$90	58
320 W Nesbitt St	0.44mi	2/2.0 (-1)	1,470 (+9%)	5mo	$339,900	$231	55
512 W Railroad Ave	0.68mi	3/2.0	1,290 (-4%)	21mo	$257,000	$199	44

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $24,130
• Equity at exit: $13,270

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $70,607
• Equity at exit: $7,695

Cash invested: $24,920 (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 98620

• Active inventory: 251
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $606

Break-even live

Break-even rent $698

Max offer price $89,000

Occupancy floor 54%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $89,000 Active 204 DOM
2. 2026-06-17
   days on market $89,000 Active 203 DOM
3. 2026-06-16
   days on market $89,000 Active 202 DOM
4. 2026-06-15
   days on market $89,000 Active 201 DOM
5. 2026-06-15
   days on market $89,000 Active 200 DOM
6. 2026-06-13
   days on market $89,000 Active 199 DOM
7. 2026-06-12
   days on market $89,000 Active 198 DOM
8. 2026-06-09
   days on market $89,000 Active 195 DOM
9. 2026-06-08
   days on market $89,000 Active 194 DOM
10. 2026-06-08
    days on market $89,000 Active 193 DOM
11. 2026-06-07
    days on market $89,000 Active 192 DOM
12. 2026-06-03
    days on market $89,000 Active 189 DOM
13. 2026-06-02
    days on market $89,000 Active 188 DOM
14. 2026-06-01
    days on market $89,000 Active 187 DOM
15. 2026-05-31
    days on market $89,000 Active 186 DOM
16. 2025-12-18
    status Active 701-char remark

    Show marketing remark (701 chars)

    Updated and Move-In Ready! This beautifully refreshed 3-bedroom, 2-bath manufactured home sits on a spacious corner lot in a well-maintained park, offering comfort, convenience, and low-maintenance living. Inside, you’ll appreciate the brand-new paint, new flooring, and an inviting layout designed for easy everyday living. Enjoy the functionality of a large carport, a detached storage shed, and plenty of outdoor space around the home. Located just minutes from local amenities, shopping, and services, this home is ideal for anyone seeking simple, stress-free homeownership without the burden of traditional property maintenance. Move in and enjoy the convenience—your new home awaits!

17. 2025-12-12
    status Pending 701-char remark

    Show marketing remark (701 chars)

    Updated and Move-In Ready! This beautifully refreshed 3-bedroom, 2-bath manufactured home sits on a spacious corner lot in a well-maintained park, offering comfort, convenience, and low-maintenance living. Inside, you’ll appreciate the brand-new paint, new flooring, and an inviting layout designed for easy everyday living. Enjoy the functionality of a large carport, a detached storage shed, and plenty of outdoor space around the home. Located just minutes from local amenities, shopping, and services, this home is ideal for anyone seeking simple, stress-free homeownership without the burden of traditional property maintenance. Move in and enjoy the convenience—your new home awaits!

18. 2025-11-20
    listed $89,000 Active 701-char remark

    Show marketing remark (701 chars)

    Updated and Move-In Ready! This beautifully refreshed 3-bedroom, 2-bath manufactured home sits on a spacious corner lot in a well-maintained park, offering comfort, convenience, and low-maintenance living. Inside, you’ll appreciate the brand-new paint, new flooring, and an inviting layout designed for easy everyday living. Enjoy the functionality of a large carport, a detached storage shed, and plenty of outdoor space around the home. Located just minutes from local amenities, shopping, and services, this home is ideal for anyone seeking simple, stress-free homeownership without the burden of traditional property maintenance. Move in and enjoy the convenience—your new home awaits!

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$302/yr (+$25/mo · 52.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,574
• − Mortgage interest: −$4,985
• − Property taxes: −$571
• − Insurance: −$445
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,589
• Taxable income: $6,172
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $5,786/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: Goldendale School District
• NCES district ID: 5303090
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $37,859
• Composite: 37.31/100
• National rank: #8952
• State rank: #213 of 291 in WA

Livability — Goldendale

• Score: 67/100
• State rank: #295
• US rank: #10293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldendale, WA
• Population (ZIP): 7,617

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.36%
• Current HPI: 210.0159
• 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

3 events — show timeline

• 2025-12-18 Relisted — RMLS
• 2025-12-12 Pending — RMLS
• 2025-11-20 Listed $89,000 RMLS

Property tax history

+6.2%/yr

Latest (2026): $571 · +69.3% YoY. Source: county tax records.