3921 E Fourth Plain Blvd #58 · Vancouver, WA 98661

$74,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 35 Days on market

Built 1977 $88/sqft · at area comps Est $78k · 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 +9.7/15.0
• 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

Welcome to this inviting and beautifully remodeled 2 bedrooms, 1 bath and bonus room manufactured home that offers style, affordable living in a very convenient & well established community. This home offers a newer kitchen, open layout with newer flooring, new interior paint, double pane windows and updated fixtures throughout, The bathroom has been updated with contemporary finishes. Imagine yourself in this inviting living area that flows seamlessly into the dining space and a modernized kitchen with ample cabinetry and generous counter space making it perfect for an everyday living and entertainment. This home has comfortable bedrooms with good closet storage. Outside, enjoy the

Key facts

• Newer kitchen
• Open layout
• Double pane windows

Tags

• NEWER KITCHEN
• OPEN LAYOUT
• DOUBLE PANE WINDOWS
• UPDATED FIXTURES
• UPDATED BATHROOM
• LONG COVERED PATIO DECK

Property features AI

Finance

• Other: Unit dimensions approximately 60' x 14'; Lot is level with paved road access
• HOA & community: Located in Vancouver Mobile Terrace park; Land lease (monthly); Lot rent $810 per month; Land lease expires December 31, 2026

Exterior

• Parking: Carport; Extra deep carport
• Utilities: Electric hot water; Electric fuel; Public water; Public sewer
• Home design: Manufactured home in a park; Residential property; Updated/remodeled condition; Single-story; Entry/main level living
• Construction: Built in 1977; Metal, shingle and other roof materials
• Exterior features: Covered deck; Deck; Tool shed; Metal siding

Interior

• Kitchen: Free-standing range
• Bedrooms: Primary bedroom (main level); Second bedroom (main level)
• Flooring: Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Window cooling unit(s)
• Interior features: Laminate flooring; Double-pane windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 2.7% in Vancouver — 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 (#62 in WA, #1,133 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F, 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: Martin Luther King Elementary (433 students, 76% FRL); Mcloughlin Middle School (911 students, 84% FRL); Fort Vancouver High School (1,547 students, 76% FRL) — zoned schools average 79% FRL vs 44% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 266 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($72k) 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.

Recommended offer $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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: 2.14% ✓
• Cap rate: 18.31%
• Cash-on-cash: 42.93%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $77,816
• List price: $74,000
• Delta: -4.90%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3921 E Fourth Plain Blvd	0.00mi	2/1.0	840 (0%)	6mo	$73,000	$87	91
3909 E Fourth Plain Blvd #68	0.06mi	2/2.0	840 (0%)	9mo	$82,000	$98	90
3921 E Fourth Plain Blvd #41	0.00mi	2/1.0	832 (-1%)	16mo	$104,900	$126	81
3921 E 4th Plain Blvd #54	0.00mi	2/1.0	784 (-7%)	7mo	$58,000	$74	79
3921 E Fourth Plain Blvd #72	0.00mi	2/1.0	880 (+5%)	20mo	$77,500	$88	71
3921 E 4th Plain Blvd #37	0.00mi	2/1.0	784 (-7%)	23mo	$75,000	$96	66

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.63×
• Total profit: $33,739
• Equity at exit: $11,034

10-year hold

• IRR: 44.6%
• Equity multiple: 5.06×
• Total profit: $84,221
• Equity at exit: $6,398

Cash invested: $20,720 (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 98661

• Rents YoY: 2.0%
• Active inventory: 266
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $741

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 48%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 E Fourth Plain Blvd Vancouver, WA	1.0	1.0	600	$1,249	$2.08	2d	9	0.14mi
3700 E Fourth Plain Blvd Vancouver, WA	2.0	1.0	700	$1,409	$2.01	8d	1	0.23mi
3903 E 18th St #13 Vancouver, WA	2.0	1.0	900	$1,495	$1.66	22d	1	0.24mi
1604 Bryant St #13 Vancouver, WA	2.0	1.0	780	$1,475	$1.89	24d	1	0.26mi
4325 E 17th St Unit 1 Vancouver, WA	2.0	1.0	700	$1,489	$2.13	12d	1	0.27mi
4706 Sheridan Dr Vancouver, WA	3.0	1.0	1000	$2,300	$2.30	3d	1	0.29mi
4012 E 16th St Unit A Vancouver, WA	2.0	1.0	950	$1,350	$1.42	20d	1	0.30mi
3911 Plomondon St Vancouver, WA	2.0	1.5	900	$1,795	$1.99	24d	1	0.32mi
2478 Rossiter Ln Vancouver, WA	2.0–3.0	1.0–1.5	1100	$1,749	$1.59	3d	6	0.33mi
2815 Caples Ave Unit 1 Vancouver, WA	2.0	1.0	814	$1,695	$2.08	15d	1	0.38mi
3408 E 18th St Unit 3408-J Vancouver, WA	2.0	1.0	830	$1,695	$2.04	24d	1	0.39mi
3408 E 18th St Unit J Vancouver, WA	2.0	1.0	830	$1,695	$2.04	22d	1	0.39mi
4402 Gibbons St Unit 1 Vancouver, WA	2.0	1.0	890	$1,649	$1.85	24d	1	0.39mi
4601 E 18th St Vancouver, WA	1.0–3.0	1.0–2.0	1010	$1,752	$1.74	2d	13	0.39mi
2920 Falk Rd Vancouver, WA	2.0–3.0	2.5–3.0	1268	$2,375	$1.87	2d	1	0.39mi
2900 General Anderson Ave Vancouver, WA	1.0–3.0	1.0–2.0	880	$1,591	$1.81	3d	5	0.40mi
4420 Gibbons St Unit B Vancouver, WA	2.0	1.0	900	$1,395	$1.55	12d	1	0.41mi
2212 Carlson Rd Vancouver, WA	2.0	1.0	780	$1,420	$1.82	11d	1	0.43mi
2615 Neals Ln Vancouver, WA	2.0	1.0	850	$1,390	$1.64	3d	1	0.43mi
3311 E 21st St Apt 12 Vancouver, WA	2.0	1.0	825	$1,200	$1.45	18d	1	0.43mi
3308 E 24th Cir Vancouver, WA	1.0	1.0	700	$1,795	$2.56	18d	1	0.44mi
2000 Laurel Pl Vancouver, WA	1.0	1.0	570	$1,195	$2.10	24d	1	0.44mi
2817 Neals Ln Vancouver, WA	2.0	1.0	900	$1,275	$1.42	24d	1	0.47mi
3100 Falk Rd Vancouver, WA	2.0–3.0	2.0–3.0	1234	$1,649	$1.34	2d	4	0.48mi
2009 Norris Rd Unit 6 Vancouver, WA	2.0	1.0	850	$1,295	$1.52	24d	1	0.48mi
3622 E 13th St Vancouver, WA	2.0	1.0	800	$1,700	$2.12	20d	1	0.52mi
1530 Ash St Vancouver, WA	2.0	1.5	1020	$1,450	$1.42	15d	1	0.58mi
4918 Plomondon St Vancouver, WA	2.0	2.0	1000	$1,695	$1.70	8d	1	0.60mi
4500 Nicholson Rd Vancouver, WA	2.0–3.0	2.0	1034	$1,549	$1.50	2d	8	0.65mi
3212 E 13th St Unit 3214-2 Vancouver, WA	2.0	1.0	952	$1,595	$1.68	24d	1	0.66mi
2815 E 19th St Apt Q Vancouver, WA	2.0	1.0	850	$1,395	$1.64	22d	1	0.68mi
2815 E 19th St Unit D Vancouver, WA	2.0	1.0	850	$1,395	$1.64	24d	1	0.68mi
5500 NE Fourth Plain Blvd Vancouver, WA	1.0–2.0	1.0–2.0	768	$1,659	$2.16	3d	4	0.69mi
5203 Ogden Ct Unit B Vancouver, WA	2.0	2.0	1118	$1,999	$1.79	8d	1	0.72mi
2810 Fairmount Ave Vancouver, WA	1.0	1.0	650	$1,650	$2.54	24d	1	0.75mi
3011 Fairmount Ave Unit 3011 Vancouver, WA	2.0	1.0	1000	$1,725	$1.73	24d	1	0.78mi
3218 Edgewood Dr Unit 3224 D Vancouver, WA	2.0	1.0	890	$1,495	$1.68	24d	1	0.79mi
5114 NE 34th St Vancouver, WA	2.0	2.0	998	$1,595	$1.60	24d	1	0.79mi
2909 NE 57th Ave Vancouver, WA	2.0	1.5	1024	$1,939	$1.89	2d	3	0.84mi
2012 Y St Unit 2014 Vancouver, WA	2.0	1.0	720	$1,450	$2.01	11d	1	0.87mi

Listing history 12 events

1. 2026-06-18
   days on market $74,000 Active 35 DOM
2. 2026-06-17
   days on market $74,000 Active 34 DOM
3. 2026-06-16
   days on market $74,000 Active 33 DOM
4. 2026-06-15
   days on market $74,000 Active 32 DOM
5. 2026-06-13
   days on market $74,000 Active 30 DOM
6. 2026-06-10
   status $74,000 Active 26 DOM
7. 2026-06-07
   status $74,000 Pending 26 DOM
8. 2026-06-03
   days on market $74,000 Active 26 DOM
9. 2026-06-02
   days on market $74,000 Active 25 DOM
10. 2026-06-01
    days on market $74,000 Active 24 DOM
11. 2026-05-31
    days on market $74,000 Active 23 DOM
12. 2026-01-28
    listed $74,000 Active 1124-char remark

ⓘ 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: $19,027
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$2,153
• Taxable income: $8,205
• Est. tax owed @ 24.0%: −$1,969
• After-tax cash flow: $6,925/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 — Vancouver

• Score: 82/100
• State rank: #62
• US rank: #1133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vancouver, WA
• County: Clark County · 513,189 people
• City population: 360,195
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 50,743
• Household income: $76,913
• Rent vs Own: 57.3% rent · 42.7% own
• Severe rent burden: 2384.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 14% Black 4% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Portuguese 3% Subsaharan African 3%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 14% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -567.83%
• Current HPI: 308.3632
• Rent YoY: ▲ 2.05%
• 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

3 events — show timeline

• 2026-06-09 Relisted — RMLS
• 2026-06-03 Pending — RMLS
• 2026-01-28 Listed $74,000 RMLS

Property tax history

+8.5%/yr

Latest (2026): $107 · +53.3% YoY. Source: county tax records.