3 Parkland Dr · Kalama, WA 98625

$179,900

3 bd · 1.5 ba · 1,670 sqft · SingleFamily public records · 4 Days on market

Built 1950 9,361 sqft lot $108/sqft · 63% below area

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Located in the desired Kalama area this 3 bed 2 bath single level home has so much potential. Bring your tool belt and restore this home to its full potential, 2 living spaces, 2 fireplaces and a large backyard! Close to downtown Kalama. 30 min to Vancouver, 15 minutes to Longview! Cash only!

Key facts

• 2 fireplaces
• Large backyard
• 2 living spaces

Tags

• 2 LIVING SPACES
• 2 FIREPLACES
• LARGE BACKYARD
• CLOSE TO DOWNTOWN KALAMA

Property features AI

Finance

• Other: Living area approximately 1,670 square feet; Lot about 0.2149 acres; Level topography
• Financial info: Listing terms: Cash

Exterior

• Parking: Driveway
• Security: Partially fenced (security feature)
• Utilities: Electric energy source; Public water; Sewer connected
• Home design: Single-family residence, one story; Built on lot; House structure; Entry level: main level living
• Construction: Wood construction; Composition roof; Poured concrete foundation; Built on lot
• Exterior features: Partially fenced yard; Wood exterior

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood flooring; Carpet flooring
• Bathrooms: One full bathroom; One three-quarter bathroom; Two showers; One bathtub; Two main-level bathrooms
• Heating & cooling: Wall furnace heating; No central air
• Interior features: Two wood-burning fireplaces; Fireplace present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.1% vs local median 1.9% in Kalama — 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 72/100 on livability (#217 in WA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety C-, cost of living D+, amenities F.
• Kalama School District (rural): math 46% / reading 56% proficiency, ranked #124 of 291 in WA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kalama Elem School (562 students, 42% FRL).
• Market conditions: 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 348 units permitted in Cowlitz County in 2024 (40 in 5+ unit buildings).

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.
• Cowlitz County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (median comp): $484,833
• List price: $179,900
• Delta: -62.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Parkland Dr	0.00mi	3/2.0	1,670 (0%)	1mo	$215,000	$129	97
323 Stone Park	0.29mi	3/2.0	1,721 (+3%)	1mo	$525,000	$305	79
126 Stone Ct	0.36mi	3/2.5	1,687 (+1%)	3mo	$472,800	$280	75
411 Stepping Stone St	0.34mi	3/2.0	1,640 (-2%)	6mo	$474,900	$290	74
617 Stone Park	0.42mi	3/2.0	1,868 (+12%)	0mo	$519,900	$278	58
113 Cedar Springs Loop	0.20mi	3/2.0	1,435 (-14%)	12mo	$489,500	$341	55
612 Stone View Way	0.43mi	3/2.0	1,470 (-12%)	6mo	$485,000	$330	52
614 Stone Park	0.40mi	3/1.5	1,571 (-6%)	23mo	$495,000	$315	52
800 China Garden Rd	0.49mi	3/2.5	1,825 (+9%)	13mo	$499,900	$274	46
316 N 3rd St	0.70mi	4/1.0 (+1)	1,497 (-10%)	14mo	$466,000	$311	32
6931 Old Pacific Hwy S	0.62mi	3/2.5	1,441 (-14%)	15mo	$499,000	$346	31
323 Taylor Rd	0.70mi	2/2.0 (-1)	1,425 (-15%)	12mo	$445,000	$312	26

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,930
• Equity at exit: $26,824

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $33,433
• Equity at exit: $15,554

Cash invested: $50,372 (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 98625

• Home prices YoY: -26.0%
• Active inventory: 150
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$210 /mo · $2,515/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $427

Break-even live

Break-even rent $1,554

Max offer price $179,900

Occupancy floor 75%

Sensitivity live

Price	-10% $529	-5% $478	+0% $427	+5% $376	+10% $325
Rent	-10% $262	-5% $344	+0% $427	+5% $510	+10% $593
Rate	-1.0pp $518	-0.5pp $473	base $427	+0.5pp $380	+1.0pp $333

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Cloverdale Rd Unit C Kalama, WA	3.0	2.5	1400	$2,095	$1.50	24d	1	0.10mi

Listing history 2 events

1. 2026-05-15
   listed $179,900 Active

   Show marketing remark (317 chars)

   Investor special! Located in the desired Kalama area this 3 bed 2 bath single level home has so much potential. Bring your tool belt and restore this home to its full potential, 2 living spaces, 2 fireplaces and a large backyard! Close to downtown Kalama. 30 min to Vancouver, 15 minutes to Longview! Cash only!

2. 2026-05-15
   listed $179,900 Active 317-char remark

   Show marketing remark (317 chars)

   Investor special! Located in the desired Kalama area this 3 bed 2 bath single level home has so much potential. Bring your tool belt and restore this home to its full potential, 2 living spaces, 2 fireplaces and a large backyard! Close to downtown Kalama. 30 min to Vancouver, 15 minutes to Longview! Cash only!

ⓘ 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: $2,515 · $210/mo
• Projected year-2 tax: $2,515 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,140
• − Mortgage interest: −$10,077
• − Property taxes: −$2,515
• − Insurance: −$900
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$5,233
• Taxable income: $2,392
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $4,551/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: Kalama School District
• NCES district ID: 5303810
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $62,351
• Composite: 46.75/100
• National rank: #5238
• State rank: #124 of 291 in WA

Livability — Kalama

• Score: 72/100
• State rank: #217
• US rank: #6179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kalama, WA
• Population (ZIP): 7,020

Population outlook (Cowlitz County) Hauer SSP2

• Today (2025): 104,780 people
• By 2030: 103,980 · -0.8%
• By 2040: 100,769 · -3.8%
• By 2050: 96,685 · -7.7%
• By 2075: 86,454 · -17.5%
• By 2100: 74,052 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 7% Iranian 5% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Cowlitz

• 2024 margin: R (+19.9) · D 38.7% · R 58.6% · Other 2.7%
• 2008→2024 swing: -31.1pp toward R · 2008: 11.2pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+17.4 2016: R+13.7 2012: D+4.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.34%
• Current HPI: 253.7882
• 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

+19.5% since first listed

7 events — show timeline

• 2026-05-28 Sold (Public Records) $215,000 Public Records
• 2026-05-28 Sold (MLS) $215,000 RMLS
• 2026-05-28 Sold (MLS) $215,000 NWMLS as Distributed by MLS Grid
• 2026-05-20 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-19 Pending — RMLS
• 2026-05-15 Listed $179,900 RMLS
• 2026-05-15 Listed $179,900 NWMLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2026): $2,515 · +8.1% YoY. Source: county tax records.