25101 NE Humphrey St · Yacolt, WA 98675

$221,100

3 bd · 2.0 ba · 1,326 sqft · Manufactured · 44 Days on market

Built 1995 4.00 ac lot $167/sqft · 35% below area Est $341k · 35% under

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two-bedroom, 2-bath manufactured home. Bank-owned. NO REPRESENTATION IS MADE TO THE VALIDITY OF INFORMATION. BUYER TO VERIFY ALL INFORMATION WHEREIN. Interior inspections are not available; do not trespass!

Key facts

• 4 acre lot
• Built 1995
• Listed 44 days

Property features AI

Finance

• Other: Lot size: 4 acres
• Financial info: Listing terms: see remarks

Exterior

• Parking: No parking provided
• Utilities: Electric energy source; Community water; Septic tank sewer
• Home design: Manufactured double-wide home on land; One level; Shingle (composition) roof; Entry level: main
• Construction: Built in 1995 (effective year); Pillar/post/pier foundation; Construction materials: see remarks
• Exterior features: See remarks for exterior details

Interior

• Bedrooms: Three bedrooms, all on the main level (including one primary bedroom)
• Bathrooms: Two full bathrooms, both on the main level (two bathtubs)
• Heating & cooling: Forced air heating; No cooling
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $221k.

Deal economics

• At list price, monthly cash flow is $73 ($870/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (16.3% below list).
• Recommended offer: $185k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.4% in Yacolt — 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 75/100 on livability (#161 in WA, #3,866 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living C-, amenities F, commute 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.
• Market conditions: 53 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,952 (16.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 16% 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. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $341,000
• List price: $221,100
• Delta: -35.16%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N Blackmore Ave	0.26mi	3/2.0	1,188 (-10%)	23mo	$375,000	$316	51

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-31,268
• Equity at exit: $32,967

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-21,516
• Equity at exit: $19,117

Cash invested: $61,908 (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 98675

• Home prices YoY: -25.0%
• Active inventory: 53
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,159
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $73

Break-even live

Break-even rent $1,758

Max offer price $221,100

Occupancy floor 91%

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: $55,275
• Closing costs: $6,633
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $221,100 Active 44 DOM
2. 2026-06-17
   days on market $221,100 Active 43 DOM
3. 2026-06-16
   days on market $221,100 Active 42 DOM
4. 2026-06-15
   days on market $221,100 Active 41 DOM
5. 2026-06-13
   days on market $221,100 Active 39 DOM
6. 2026-06-09
   days on market $221,100 Active 35 DOM
7. 2026-06-08
   days on market $221,100 Active 34 DOM
8. 2026-06-07
   days on market $221,100 Active 33 DOM
9. 2026-06-03
   days on market $221,100 Active 29 DOM
10. 2026-06-02
    days on market $221,100 Active 28 DOM
11. 2026-06-01
    days on market $221,100 Active 27 DOM
12. 2026-05-31
    days on market $221,100 Active 26 DOM
13. 2026-05-05
    listed $221,100 Active
14. 2024-07-18
    soldstatus $311,862
15. 2024-05-14
    soldstatus $311,862
16. 2002-02-14
    soldstatus $177,822
17. 2000-09-29
    soldstatus $180,000

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $2,167 · $181/mo
• Expected delta: +$523/yr (+$44/mo · 31.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,194
• − Mortgage interest: −$12,385
• − Property taxes: −$1,644
• − Insurance: −$1,106
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,432
• Taxable loss: −$2,924
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $1,572/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: Battle Ground School District
• NCES district ID: 5300380
• Math proficiency: 48% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,646
• Composite: 49.81/100
• National rank: #4201
• State rank: #92 of 291 in WA

Livability — Yacolt

• Score: 75/100
• State rank: #161
• US rank: #3866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,494

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Black 2%
• Common ancestry: Italian 4% Portuguese 4% Scottish 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -106.29%
• Current HPI: 319.4573
• 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

+22.8% since first listed

5 events — show timeline

• 2026-05-05 Listed $221,100 NWMLS as Distributed by MLS Grid
• 2024-07-18 Sold (Public Records) $311,862 Public Records
• 2024-05-14 Sold (Public Records) $311,862 Public Records
• 2002-02-14 Sold (Public Records) $177,822 Public Records
• 2000-09-29 Sold (Public Records) $180,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,644 · -24.5% YoY. Source: county tax records.