1805 NE 94th St · Hazel Dell, WA 98665

$159,500

3 bd · 2.0 ba · 1,566 sqft · Land · 51 Days on market

Built 1997 $102/sqft · at area comps Est $152k · at est.

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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 +5.4/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unit 49, Cypress Point. Super cute manufactured home in a quiet 55 and over park. 3 bedrooms, 2 baths, formal dining, kitchen nook, large storage area, laundry room, office/bonus room, air conditioning, and a private backyard area. Vaulted ceilings throughout. Wide, 2-car driveway. This home has been well cared for and is in a convenient location to stores and resturants.

Key facts

• Garage
• Built 1997
• Listed 51 days

Property features AI

Finance

• Other: Property is a resale unit in a manufactured home park; Unit dimensions approximately 58' x 27'
• Financial info: Lot rent listed as a monthly fee
• HOA & community: Community amenities include commons area and management; Located in a senior community; Zoning: R-43

Exterior

• Parking: Carport; Driveway; One parking space (carport)
• Utilities: Public water; Public sewer; Electric power
• Home design: Manufactured home in a park (residential); Single-level living; Built in 1997; No significant view
• Construction: Composition roof; Skirting foundation
• Exterior features: Tool shed; Yard; Level lot; Paved road access; T-111 siding

Interior

• Kitchen: Eating area; Dishwasher; Disposal; Free-standing range
• Bedrooms: Primary bedroom on main level with vaulted ceiling, double closet and en-suite bathtub with shower; Second bedroom on main level; Third bedroom on main level
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Heat pump cooling; Electric fuel
• Interior features: High ceilings; Laundry area; Vinyl flooring; Wall-to-wall carpet; Double-pane windows; Crawl space basement; One fireplace; Accessible design with minimal steps and single-level living
• Laundry & utility: Laundry on main level; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.3% in Hazel Dell — 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 82/100 on livability (#67 in WA, #1,216 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+, cost of living D.
• Vancouver School District (suburban): math 43% / reading 53% proficiency, ranked #156 of 291 in WA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sarah J Anderson Elementary (660 students, 53% FRL); Gaiser Middle School (763 students, 69% FRL); Skyview High School (1,739 students, 33% FRL).
• Market conditions: Rents rising (+2.0%/yr); 188 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• This rent runs 33% of the median local income ($89k/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 $1k of loan paydown is wiped out by about $5k 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 + 2.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y 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.

Recommended offer $154,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.43%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $152,480
• List price: $159,500
• Delta: 4.60%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.56×
• Total profit: $24,925
• Equity at exit: $23,782

10-year hold

• IRR: 22.1%
• Equity multiple: 2.80×
• Total profit: $80,503
• Equity at exit: $13,791

Cash invested: $44,660 (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 98665

• Rents YoY: 2.0%
• Active inventory: 188
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$836
• Tax est. 1.5%: −$199 /mo · $2,392/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $835

Break-even live

Break-even rent $1,395

Max offer price $159,500

Occupancy floor 61%

Sensitivity live

Price	-10% $945	-5% $890	+0% $835	+5% $780	+10% $725
Rent	-10% $641	-5% $738	+0% $835	+5% $932	+10% $1,029
Rate	-1.0pp $915	-0.5pp $875	base $835	+0.5pp $794	+1.0pp $752

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9703 NE Tenny Creek Dr Vancouver, WA	3.0	2.5	1592	$2,295	$1.44	25d	1	0.20mi
1821 NE 88th Cir Vancouver, WA	3.0	3.5	2020	$2,395	$1.19	25d	1	0.21mi
1532 NE 87th Way Vancouver, WA	3.0	2.5	1418	$2,295	$1.62	25d	1	0.29mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	16d	1	0.29mi
8601 NE 21st Ave Unit D Vancouver, WA	3.0	2.5	1155	$2,200	$1.90	14d	1	0.29mi
2009 NE 102nd Cir Vancouver, WA	3.0	2.5	1530	$2,595	$1.70	0d	1	0.42mi
2009 NE 102nd Cir Vancouver, WA	3.0	2.5	1530	$2,595	$1.70	4d	1	0.42mi
2409 NE 100th St Vancouver, WA	4.0	4.0	1798	$3,300	$1.84	25d	1	0.43mi
1437 NE 82nd Dr Vancouver, WA	3.0	2.5	1500	$2,695	$1.80	4d	1	0.59mi
1106 NE 83rd St Vancouver, WA	1.0–3.0	1.0–2.5	1058	$2,318	$2.19	22d	1	0.63mi
2301 NE 81st St Vancouver, WA	1.0–3.0	1.0–2.0	1080	$2,550	$2.36	3d	10	0.66mi
611 NE 85th Cir Vancouver, WA	3.0	3.5	2155	$2,700	$1.25	25d	1	0.75mi
511 NE 84th Cir Vancouver, WA	3.0	3.5	2239	$2,550	$1.14	25d	1	0.78mi
345 NE 105th St Vancouver, WA	3.0	1.5	1260	$2,350	$1.87	6d	1	0.92mi
8111 NE 36th Ct Vancouver, WA	3.0	2.5	1512	$2,295	$1.52	9d	1	1.02mi
3005 NE 75th St Vancouver, WA	3.0	2.5	1849	$2,615	$1.41	23d	1	1.04mi
3008 NE 74th St Vancouver, WA	3.0	2.5	1834	$2,450	$1.34	18d	1	1.06mi
3011 NE 113th St Vancouver, WA	3.0	2.5	1658	$2,895	$1.75	25d	1	1.10mi
4013 NE 89th Way Vancouver, WA	3.0	2.5	1532	$2,550	$1.66	13d	1	1.11mi
8007 NE 38th Ave Vancouver, WA	3.0	2.5	1477	$2,395	$1.62	4d	1	1.12mi
1307 NE 70th St Vancouver, WA	3.0	2.0	1802	$2,829	$1.57	25d	1	1.16mi
7714 NE 39th Ct Vancouver, WA	1.0–2.0	1.0–2.0	921	$2,055	$2.23	0d	11	1.23mi
7503 NW 2nd Ave Vancouver, WA	3.0	2.5	1864	$2,795	$1.50	0d	1	1.30mi
4608 NE 91st Way Vancouver, WA	4.0	2.5	2046	$2,815	$1.38	23d	1	1.35mi
4608 NE 91st Way Vancouver, WA	4.0	2.5	2046	$2,915	$1.42	0d	1	1.35mi
10601 NE 45th Ave Vancouver, WA	3.0	2.0	1409	$2,750	$1.95	45d	1	1.45mi
8225 NE St Johns Rd Vancouver, WA	3.0	2.0	1584	$2,048	$1.29	4d	1	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $159,500 Active 51 DOM
2. 2026-06-18
   days on market $159,500 Active 48 DOM
3. 2026-06-17
   days on market $159,500 Active 47 DOM
4. 2026-06-16
   days on market $159,500 Active 46 DOM
5. 2026-06-15
   days on market $159,500 Active 45 DOM
6. 2026-06-13
   days on market $159,500 Active 43 DOM
7. 2026-06-09
   days on market $159,500 Active 39 DOM
8. 2026-06-08
   days on market $159,500 Active 38 DOM
9. 2026-06-07
   days on market $159,500 Active 37 DOM
10. 2026-06-03
    days on market $159,500 Active 33 DOM
11. 2026-06-02
    days on market $159,500 Active 32 DOM
12. 2026-06-01
    days on market $159,500 Active 31 DOM
13. 2026-05-31
    days on market $159,500 Active 30 DOM
14. 2026-05-11
    status Active 291-char remark
15. 2026-05-02
    status Pending 291-char remark
16. 2026-04-22
    listed $159,500 Active 291-char remark
17. 2021-08-27
    soldstatus $160,100 Sold 375-char remark

    Show marketing remark (375 chars)

    Unit 49, Cypress Point. Super cute manufactured home in a quiet 55 and over park. 3 bedrooms, 2 baths, formal dining, kitchen nook, large storage area, laundry room, office/bonus room, air conditioning, and a private backyard area. Vaulted ceilings throughout. Wide, 2-car driveway. This home has been well cared for and is in a convenient location to stores and resturants.

18. 2021-08-10
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Unit 49, Cypress Point. Super cute manufactured home in a quiet 55 and over park. 3 bedrooms, 2 baths, formal dining, kitchen nook, large storage area, laundry room, office/bonus room, air conditioning, and a private backyard area. Vaulted ceilings throughout. Wide, 2-car driveway. This home has been well cared for and is in a convenient location to stores and resturants.

19. 2021-08-06
    listed $150,000 Active 375-char remark

    Show marketing remark (375 chars)

    Unit 49, Cypress Point. Super cute manufactured home in a quiet 55 and over park. 3 bedrooms, 2 baths, formal dining, kitchen nook, large storage area, laundry room, office/bonus room, air conditioning, and a private backyard area. Vaulted ceilings throughout. Wide, 2-car driveway. This home has been well cared for and is in a convenient location to stores and resturants.

20. 2020-09-25
    soldstatus $158,100 Sold

    Show marketing remark (480 chars)

    One of Clark Counties Hidden Treasures Cypress Point Over 55 Mfg. Home Park in Hazel Dell--Lovely Home, Lovely Park, Lovely Setting, Facing Greenway-3BR, 2Bth, 1680 S.F. 1995 Mfg. Home-Multiple Decks on Different Levels Interior is Fabulous-Family Room-Light and Bright, With Surround Windows-Updates In Last Two Years Incl. Roof, Paint Inside and Out, New Siding, Appliances-Full L:ist Available-Has Been Called Perfect Home-See It-Believe It! It Looks and Feels Like a New Home!

21. 2020-09-09
    status Pending

    Show marketing remark (480 chars)

    One of Clark Counties Hidden Treasures Cypress Point Over 55 Mfg. Home Park in Hazel Dell--Lovely Home, Lovely Park, Lovely Setting, Facing Greenway-3BR, 2Bth, 1680 S.F. 1995 Mfg. Home-Multiple Decks on Different Levels Interior is Fabulous-Family Room-Light and Bright, With Surround Windows-Updates In Last Two Years Incl. Roof, Paint Inside and Out, New Siding, Appliances-Full L:ist Available-Has Been Called Perfect Home-See It-Believe It! It Looks and Feels Like a New Home!

22. 2020-08-31
    status Pending

    Show marketing remark (480 chars)

    One of Clark Counties Hidden Treasures Cypress Point Over 55 Mfg. Home Park in Hazel Dell--Lovely Home, Lovely Park, Lovely Setting, Facing Greenway-3BR, 2Bth, 1680 S.F. 1995 Mfg. Home-Multiple Decks on Different Levels Interior is Fabulous-Family Room-Light and Bright, With Surround Windows-Updates In Last Two Years Incl. Roof, Paint Inside and Out, New Siding, Appliances-Full L:ist Available-Has Been Called Perfect Home-See It-Believe It! It Looks and Feels Like a New Home!

23. 2020-08-28
    listed $154,900 Active

    Show marketing remark (480 chars)

    One of Clark Counties Hidden Treasures Cypress Point Over 55 Mfg. Home Park in Hazel Dell--Lovely Home, Lovely Park, Lovely Setting, Facing Greenway-3BR, 2Bth, 1680 S.F. 1995 Mfg. Home-Multiple Decks on Different Levels Interior is Fabulous-Family Room-Light and Bright, With Surround Windows-Updates In Last Two Years Incl. Roof, Paint Inside and Out, New Siding, Appliances-Full L:ist Available-Has Been Called Perfect Home-See It-Believe It! It Looks and Feels Like a New Home!

24. 2020-07-31
    soldstatus $89,000 Sold
25. 2020-07-08
    status Pending
26. 2020-06-26
    price $94,900
27. 2020-06-03
    listed $99,900 Active
28. 2019-04-23
    historical
29. 2019-04-23
    listed
30. 2011-04-26
    soldstatus $41,000 Sold
31. 2011-04-09
    status Pending
32. 2011-01-09
    price $45,000 Active
33. 2011-01-09
    status Active
34. 2011-01-09
    historical
35. 2010-12-17
    price $47,000
36. 2010-11-26
    price $49,900
37. 2010-10-23
    status Active
38. 2010-10-21
    historical Active with Bumpable Contingency
39. 2010-10-16
    status Pending
40. 2010-08-24
    price $53,900
41. 2010-07-08
    listed $54,900 Active
42. 2007-08-10
    soldstatus $69,000
43. 2007-07-16
    historical
44. 2007-07-02
    listed $75,000
45. 2006-11-17
    soldstatus $63,000
46. 2006-08-01
    listed $69,900
47. 2006-07-14
    soldstatus $69,900
48. 2006-07-05
    soldstatus $42,500
49. 2006-07-05
    soldstatus $42,500
50. 2006-06-22
    historical

ⓘ 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: $29,426
• − Mortgage interest: −$8,934
• − Property taxes: −$2,392
• − Insurance: −$798
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$4,640
• Taxable income: $7,953
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $8,110/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: Vancouver School District
• NCES district ID: 5309270
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,562
• Composite: 43.45/100
• National rank: #6479
• State rank: #156 of 291 in WA

Livability — Hazel Dell

• Score: 82/100
• State rank: #67
• US rank: #1216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Dell, WA
• County: Clark County · 513,189 people
• City population: 28,243
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,910
• Household income: $88,559
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 1070.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 11% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 5% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, China
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Asian/Pacific 2%

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: ▼ -274.20%
• Current HPI: 303.1342
• Rent YoY: ▲ 2.00%
• Metro: Portland-Vancouver-Hillsboro, OR-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

+128.2% since first listed

40 events — show timeline

• 2026-05-11 Relisted — RMLS
• 2026-05-02 Pending — RMLS
• 2026-04-22 Listed $159,500 RMLS
• 2021-08-27 Sold (MLS) $160,100 RMLS
• 2021-08-10 Pending — RMLS
• 2021-08-06 Listed $150,000 RMLS
• 2020-09-25 Sold (MLS) $158,100 RMLS
• 2020-09-09 Pending — RMLS
• 2020-08-31 Pending — RMLS
• 2020-08-28 Listed $154,900 RMLS
• 2020-07-31 Sold (MLS) $89,000 RMLS
• 2020-07-08 Pending — RMLS
• 2020-06-26 Price Changed $94,900 RMLS
• 2020-06-03 Listed $99,900 RMLS
• 2019-04-23 Listed — RMLS
• 2019-04-23 Delisted — RMLS
• 2011-04-26 Sold (MLS) $41,000 RMLS
• 2011-04-09 Pending — RMLS
• 2011-01-09 Relisted — RMLS
• 2011-01-09 Price Changed $45,000 RMLS
• 2011-01-09 Delisted — RMLS
• 2010-12-17 Price Changed $47,000 RMLS
• 2010-11-26 Price Changed $49,900 RMLS
• 2010-10-23 Relisted — RMLS
• 2010-10-21 Contingent — RMLS
• 2010-10-16 Pending — RMLS
• 2010-08-24 Price Changed $53,900 RMLS
• 2010-07-08 Listed $54,900 RMLS
• 2007-08-10 Sold (MLS) $69,000 RMLS
• 2007-07-16 Delisted — RMLS
• 2007-07-02 Listed $75,000 RMLS
• 2006-11-17 Sold (MLS) $63,000 NWMLS as Distributed by MLS Grid
• 2006-08-01 Listed $69,900 NWMLS as Distributed by MLS Grid
• 2006-07-14 Sold (MLS) $69,900 NWMLS as Distributed by MLS Grid
• 2006-07-05 Sold (MLS) $42,500 NWMLS as Distributed by MLS Grid
• 2006-07-05 Sold (MLS) $42,500 RMLS
• 2006-06-22 Delisted — RMLS
• 2006-06-19 Listed $49,900 NWMLS as Distributed by MLS Grid
• 2006-06-17 Listed $49,900 RMLS
• 2006-05-23 Listed $69,900 NWMLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2026): $27,089 · +7.0% YoY. Source: county tax records.