305 NE Fairground Ave · Battle Ground, WA 98604

$64,500

2 bd · 2.0 ba · 937 sqft · Land · 44 Days on market

Built 1992 $69/sqft · 26% below area Est $87k · 26% under $750/mo HOA · 46% 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 +21.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.9/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Everything in the trailer stays, including tv.

Key facts

• Built 1992
• Listed 44 days

Property features AI

Finance

• Other: Zoning: R20
• Financial info: Lot rent $750 monthly
• HOA & community: Monthly association fee of $750; Located in El Shabral Mobile Villa (senior community)

Exterior

• Parking: Carport; Driveway
• Security: Security features: Unknown
• Utilities: Electric hot water and fuel; Public water; Public sewer; Cable internet available
• Home design: Manufactured home in park; Residential property; Single-story (main living on one level); Seasonal/territorial/trees & woods view
• Construction: Built in 1992; Skirting foundation; Composition roof
• Exterior features: Covered deck and deck; Tool shed; Yard; Vinyl siding; Level, wooded lot; Paved road access

Interior

• Kitchen: Built-in refrigerator; Free-standing refrigerator; Free-standing range; Microwave
• Bedrooms: Primary bedroom with closet organizer, sliding doors and ensuite (main level); Second bedroom with closet (main level)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Laundry area; Vinyl flooring; Washer and dryer included; Aluminum window frames; Storm windows; Built-in bookcases and other built-in features; Wood stove in family room
• Laundry & utility: Washer and dryer included; Utility room (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $64k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.8% in Battle Ground — 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 90/100 on livability (#3 in WA, #93 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living D-.
• 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.
• Zoned schools: Tukes Valley Primary (515 students, 38% FRL); Tukes Valley Middle School (455 students, 36% FRL); Open Doors Battle Ground (15 students, 33% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 467 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,547 units permitted in Clark County in 2024 (1,361 in 5+ unit buildings).
• This rent is only 17% of the median local income ($112k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $446 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 + 4.0% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $64k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $62,565 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.54% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 3.3

CMA / ARV

• ARV (median comp): $86,837
• List price: $64,500
• Delta: -25.72%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-1,954
• Equity at exit: $9,617

10-year hold

• IRR: 9.8%
• Equity multiple: 1.85×
• Total profit: $15,420
• Equity at exit: $5,577

Cash invested: $18,060 (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 98604

• Rents YoY: 4.0%
• Active inventory: 467
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$750
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $100

Break-even live

Break-even rent $1,514

Max offer price $64,500

Occupancy floor 89%

Sensitivity live

Price	-10% $144	-5% $122	+0% $100	+5% $77	+10% $55
Rent	-10% $-30	-5% $35	+0% $100	+5% $164	+10% $229
Rate	-1.0pp $132	-0.5pp $116	base $100	+0.5pp $83	+1.0pp $66

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 NE Clark Ave Battle Ground, WA	1.0–2.0	1.0	603	$1,548	$2.57	0d	4	0.15mi
218 SE Clark Ave Apt 2 Battle Ground, WA	2.0	1.0	725	$1,395	$1.92	45d	1	0.31mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	14d	1	0.33mi
808 SE 4th St Unit 02 Battle Ground, WA	3.0	1.5	1107	$1,750	$1.58	16d	1	0.33mi
419 SE Clark Ave Battle Ground, WA	2.0	1.0	875	$1,575	$1.80	0d	1	0.39mi
101 NE 1st Ave Battle Ground, WA	1.0	1.0	782	$1,520	$1.94	0d	4	0.42mi
318 Southwest Ave Battleground, WA	1.0	1.0	747	$1,350	$1.81	0d	1	0.47mi
405 SW 1st St Unit M Battle Ground, WA	2.0	1.0	900	$1,195	$1.33	25d	1	0.74mi
10 SE 13th St Unit 201 Battle Ground, WA	1.0	1.0	700	$1,395	$1.99	45d	1	0.92mi
518 NW 12th Ave Battle Ground, WA	1.0	1.0	738	$1,162	$1.57	0d	1	1.20mi
218 SW 15th Ave Unit D-114 Battle Ground, WA	1.0	1.0	747	$1,350	$1.81	19d	1	1.32mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 28 events

1. 2026-06-21
   days on market $64,500 Active 44 DOM
2. 2026-06-18
   days on market $64,500 Active 41 DOM
3. 2026-06-17
   days on market $64,500 Active 40 DOM
4. 2026-06-16
   days on market $64,500 Active 39 DOM
5. 2026-06-15
   days on market $64,500 Active 38 DOM
6. 2026-06-13
   days on market $64,500 Active 36 DOM
7. 2026-06-09
   days on market $64,500 Active 32 DOM
8. 2026-06-08
   days on market $64,500 Active 31 DOM
9. 2026-06-07
   pricedays on market $64,500 Active 30 DOM
10. 2026-06-03
    days on market $69,900 Active 26 DOM
11. 2026-06-02
    days on market $69,900 Active 25 DOM
12. 2026-06-01
    days on market $69,900 Active 24 DOM
13. 2026-05-31
    days on market $69,900 Active 23 DOM
14. 2026-04-23
    listed $69,900 Active 790-char remark
15. 2016-07-29
    soldstatus $27,000 Sold 46-char remark

    Show marketing remark (46 chars)

    Everything in the trailer stays, including tv.

16. 2016-07-29
    soldstatus $27,000 Sold

    Show marketing remark (46 chars)

    Everything in the trailer stays, including tv.

17. 2016-07-09
    status Pending

    Show marketing remark (46 chars)

    Everything in the trailer stays, including tv.

18. 2016-07-09
    status Pending 46-char remark

    Show marketing remark (46 chars)

    Everything in the trailer stays, including tv.

19. 2016-07-05
    listed $27,000 Active
20. 2016-05-16
    status Active 46-char remark

    Show marketing remark (46 chars)

    Everything in the trailer stays, including tv.

21. 2016-05-04
    status Pending 46-char remark

    Show marketing remark (46 chars)

    Everything in the trailer stays, including tv.

22. 2016-04-25
    listed $27,000 Active 46-char remark

    Show marketing remark (46 chars)

    Everything in the trailer stays, including tv.

23. 2002-04-25
    soldstatus $17,500

    Show marketing remark (253 chars)

    MOTIVATED SELLERS- PRICED TO SELL QUICK! IMMACULATE 1995 MARLETTE HOME IN BG PARK.EFA WITH HEAT PUMP.VAULTED CEILINGS.GARDEN TUB.DEN/OFFICE AWESOME KITCHEN W/BUILT-IN-DESK,STEREO & SKYLIGHT! COVERED CARPORT. COVERED DECK. STORAGE SHED. INCLUDES

24. 2002-03-16
    listed $19,900

    Show marketing remark (253 chars)

    MOTIVATED SELLERS- PRICED TO SELL QUICK! IMMACULATE 1995 MARLETTE HOME IN BG PARK.EFA WITH HEAT PUMP.VAULTED CEILINGS.GARDEN TUB.DEN/OFFICE AWESOME KITCHEN W/BUILT-IN-DESK,STEREO & SKYLIGHT! COVERED CARPORT. COVERED DECK. STORAGE SHED. INCLUDES

25. 1998-08-14
    soldstatus $27,500
26. 1998-02-15
    listed $29,900
27. 1997-05-19
    soldstatus $41,000
28. 1997-02-10
    listed $41,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 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: $19,677
• − Mortgage interest: −$3,613
• − Property taxes: −$968
• − Insurance: −$322
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$9,000
• − Depreciation: −$1,876
• Taxable income: $749
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $1,016/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 — Battle Ground

• Score: 90/100
• State rank: #3
• US rank: #93

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battle Ground, WA
• County: Clark County · 513,189 people
• City population: 38,839
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 38,839
• Household income: $112,448
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 485.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Portuguese 4% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 6% 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: ▼ -296.15%
• Current HPI: 298.5364
• Rent YoY: ▲ 4.00%
• 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

+57.3% since first listed

18 events — show timeline

• 2026-06-04 Price Changed $64,500 RMLS
• 2026-05-21 Relisted — RMLS
• 2026-05-20 Pending — RMLS
• 2026-04-23 Listed $69,900 RMLS
• 2016-07-29 Sold (MLS) $27,000 NWMLS as Distributed by MLS Grid
• 2016-07-29 Sold (MLS) $27,000 RMLS
• 2016-07-09 Pending — NWMLS as Distributed by MLS Grid
• 2016-07-09 Pending — RMLS
• 2016-07-05 Listed $27,000 NWMLS as Distributed by MLS Grid
• 2016-05-16 Relisted — RMLS
• 2016-05-04 Pending — RMLS
• 2016-04-25 Listed $27,000 RMLS
• 2002-04-25 Sold (MLS) $17,500 RMLS
• 2002-03-16 Listed $19,900 RMLS
• 1998-08-14 Sold (MLS) $27,500 RMLS
• 1998-02-15 Listed $29,900 RMLS
• 1997-05-19 Sold (MLS) $41,000 RMLS
• 1997-02-10 Listed $41,000 RMLS

Property tax history

+20.4%/yr

Latest (2026): $3,500 · -17.6% YoY. Source: county tax records.