13216 NE 59th St #24 · Vancouver, WA 98682

$145,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 360 Days on market

Built 1993 $122/sqft · at area comps Est $150k · at est. ↓ 3% since listing

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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
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +8.3/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming and beautifully maintained 2 bed, 2 bath manufactured home with an attached shop/storage space complete with electricity and built-in shelving—perfect for hobbies, storage, or a workshop! Nestled in the desirable Sifton neighborhood near vibrant Fourth Plain Blvd, you're just minutes from I-205, shopping, dining, and more. Inside, enjoy soaring vaulted ceilings, a light-filled kitchen with stainless steel appliances and a skylight, and a spacious primary suite with a walk-in closet and private bath.

Key facts

• Garage
• Built 1993
• Listed 360 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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-.
• Evergreen School District (Clark) (urban): math 41% / reading 51% proficiency, ranked #164 of 291 in WA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 463 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $4k 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 + 0.6% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $149,961
• List price: $145,000
• Delta: -3.31%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13216 NE 59 #34	0.00mi	3/2.0 (+1)	1,213 (+2%)	8mo	$165,000	$136	85
13217 NE 59th St #114	0.13mi	3/2.0 (+1)	1,188 (0%)	12mo	$135,000	$114	79
13216 NE 59th St #25	0.00mi	3/2.0 (+1)	1,344 (+13%)	7mo	$123,100	$92	67
5111 NE 144th Ave	0.71mi	3/2.0 (+1)	1,144 (-4%)	1mo	$385,500	$337	55
5404 121st St #20	0.75mi	3/2.0 (+1)	1,147 (-4%)	2mo	$127,000	$111	52
5404 NE 121st Ave #34	0.75mi	2/2.0	1,116 (-6%)	5mo	$75,000	$67	51
5101 NE 121st Ave #21	0.65mi	3/2.0 (+1)	1,289 (+8%)	4mo	$145,000	$112	48
6912 NE 131st Ave #2	0.54mi	2/2.0	1,055 (-11%)	11mo	$42,500	$40	47
5101 NE 121st Ave #51	0.65mi	3/2.0 (+1)	1,350 (+14%)	0mo	$100,000	$74	42
6811 NE 124th Ave #25	0.52mi	3/2.0 (+1)	1,020 (-14%)	11mo	$150,000	$147	38
6811 NE 124th Ave	0.56mi	3/2.0 (+1)	1,020 (-14%)	11mo	$150,000	$147	36
5101 NE 121st Ave #53	0.65mi	3/2.0 (+1)	1,344 (+13%)	10mo	$224,000	$167	35

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.38×
• Total profit: $15,380
• Equity at exit: $21,620

10-year hold

• IRR: 17.1%
• Equity multiple: 2.27×
• Total profit: $51,432
• Equity at exit: $12,537

Cash invested: $40,600 (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 98682

• Rents YoY: 0.6%
• Active inventory: 463
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$760
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $682

Break-even live

Break-even rent $1,072

Max offer price $145,000

Occupancy floor 60%

Sensitivity live

Price	-10% $764	-5% $723	+0% $682	+5% $641	+10% $427
Rent	-10% $529	-5% $606	+0% $682	+5% $759	+10% $835
Rate	-1.0pp $755	-0.5pp $719	base $682	+0.5pp $645	+1.0pp $606

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5719 NE 135th Ave Vancouver, WA	3.0	2.0	1260	$1,995	$1.58	45d	1	0.14mi
6603 NE 137th Ave Vancouver, WA	2.0	1.0	750	$1,545	$2.06	45d	1	0.39mi
6715 NE 139th Pl Vancouver, WA	3.0	2.5	1423	$2,400	$1.69	5d	1	0.50mi
6719 NE 139th Pl Vancouver, WA	3.0	2.5	1492	$2,570	$1.72	45d	1	0.51mi
13608 NE 72nd St Vancouver, WA	1.0–2.0	1.0–2.0	839	$1,599	$1.90	3d	2	0.70mi
12600 NE 49th St Unit F16 Vancouver, WA	2.0	2.0	1170	$1,695	$1.45	25d	1	0.70mi
13806 NE 47th St Vancouver, WA	3.0	2.0	1185	$2,779	$2.35	21d	1	0.73mi
5264 NE 121st Ave Vancouver, WA	2.0	2.0	944	$1,850	$1.96	45d	1	0.78mi
7505 NE 135th Ave Unit B Vancouver, WA	2.0	1.0	840	$1,800	$2.14	9d	1	0.78mi
7505 NE 135th Ave Unit A Vancouver, WA	2.0	1.0	840	$1,800	$2.14	9d	1	0.78mi
11716 NE 49th St Vancouver, WA	1.0–3.0	1.0–2.5	1090	$1,788	$1.64	9d	15	0.93mi
11603 NE 71st St Vancouver, WA	1.0–3.0	1.0–2.0	991	$2,132	$2.15	3d	55	0.99mi
11328 NE 51st Cir Vancouver, WA	2.0–4.0	1.0–2.0	1086	$1,549	$1.43	9d	8	1.02mi
11412 NE 49th St Vancouver, WA	1.0–2.0	1.0–2.0	810	$1,730	$2.14	3d	6	1.05mi
6900 NE 154th Ave Vancouver, WA	1.0–3.0	1.0–2.0	921	$2,062	$2.24	3d	13	1.10mi
3702 NE 132nd Ave Unit 1 Vancouver, WA	2.0	1.0	790	$1,825	$2.31	9d	1	1.18mi
11205 NE 49th St Unit 11209B Vancouver, WA	2.0	1.0	1104	$1,675	$1.52	13d	1	1.19mi
11205 NE 49th St Unit 11303D Vancouver, WA	2.0	1.0	944	$1,595	$1.69	21d	1	1.19mi
7815 NE 117th Ave Unit 7815-2 Vancouver, WA	3.0	1.5	1200	$1,845	$1.54	45d	1	1.23mi
11114 NE 48th Cir Unit B Vancouver, WA	2.0	1.0	700	$1,395	$1.99	45d	1	1.25mi
4821 NE 110th Ave Vancouver, WA	2.0	2.0	1020	$1,595	$1.56	25d	3	1.25mi
11111 NE 48th Cir Unit D Vancouver, WA	2.0	1.0	860	$1,575	$1.83	45d	1	1.26mi
3605 NE 141st Ave Vancouver, WA	3.0	2.0	1126	$2,500	$2.22	4d	1	1.27mi
15413 NE 47th Cir Vancouver, WA	3.0	2.0	1362	$2,569	$1.89	45d	1	1.28mi
15116 NE 80th St Vancouver, WA	3.0	2.0	1253	$2,500	$2.00	3d	1	1.39mi
15116 NE 80th St Vancouver, WA	3.0	2.0	1253	$2,500	$2.00	3d	1	1.39mi
10809 NE 48th Cir Apt C Vancouver, WA	2.0	1.0	806	$1,395	$1.73	45d	1	1.43mi
6001 NE 102nd Ave Vancouver, WA	2.0–3.0	2.0	1125	$1,750	$1.56	3d	6	1.49mi
10300 NE 61st Cir Unit 10315 Vancouver, WA	3.0	2.5	1486	$2,495	$1.68	25d	1	1.50mi

Listing history 7 events

1. 2026-05-31
   days on market $145,000 Active 360 DOM
2. 2025-09-10
   price $145,000 533-char remark

   Show marketing remark (533 chars)

   Discover this charming and beautifully maintained 2 bed, 2 bath manufactured home with an attached shop/storage space complete with electricity and built-in shelving—perfect for hobbies, storage, or a workshop! Nestled in the desirable Sifton neighborhood near vibrant Fourth Plain Blvd, you're just minutes from I-205, shopping, dining, and more. Inside, enjoy soaring vaulted ceilings, a light-filled kitchen with stainless steel appliances and a skylight, and a spacious primary suite with a walk-in closet and private bath.

3. 2025-07-23
   price $155,000 533-char remark

   Show marketing remark (533 chars)

   Discover this charming and beautifully maintained 2 bed, 2 bath manufactured home with an attached shop/storage space complete with electricity and built-in shelving—perfect for hobbies, storage, or a workshop! Nestled in the desirable Sifton neighborhood near vibrant Fourth Plain Blvd, you're just minutes from I-205, shopping, dining, and more. Inside, enjoy soaring vaulted ceilings, a light-filled kitchen with stainless steel appliances and a skylight, and a spacious primary suite with a walk-in closet and private bath.

4. 2025-06-05
   listed $165,000 Active 533-char remark

   Show marketing remark (533 chars)

   Discover this charming and beautifully maintained 2 bed, 2 bath manufactured home with an attached shop/storage space complete with electricity and built-in shelving—perfect for hobbies, storage, or a workshop! Nestled in the desirable Sifton neighborhood near vibrant Fourth Plain Blvd, you're just minutes from I-205, shopping, dining, and more. Inside, enjoy soaring vaulted ceilings, a light-filled kitchen with stainless steel appliances and a skylight, and a spacious primary suite with a walk-in closet and private bath.

5. 2023-12-12
   soldstatus $150,000 Closed 412-char remark

   Show marketing remark (412 chars)

   Lovely And Move-In Ready In A Nice Park Setting! This Home Is Bright And Inviting With Open Concept Living. The Kitchen Includes Free Standing Range, Built-In Dishwasher, Refrigerator And An Abundance Of Cabinetry. Primary Has Shower And Walk-In Closet. Also Includes An Office Area With Built-In Desk And Laundry Room With Built-Ins. Attached Shop/Storage Unit With Electricity And Shelving. This Is A Must See!

6. 2023-11-11
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Lovely And Move-In Ready In A Nice Park Setting! This Home Is Bright And Inviting With Open Concept Living. The Kitchen Includes Free Standing Range, Built-In Dishwasher, Refrigerator And An Abundance Of Cabinetry. Primary Has Shower And Walk-In Closet. Also Includes An Office Area With Built-In Desk And Laundry Room With Built-Ins. Attached Shop/Storage Unit With Electricity And Shelving. This Is A Must See!

7. 2023-10-23
   listed $150,000 Active 412-char remark

   Show marketing remark (412 chars)

   Lovely And Move-In Ready In A Nice Park Setting! This Home Is Bright And Inviting With Open Concept Living. The Kitchen Includes Free Standing Range, Built-In Dishwasher, Refrigerator And An Abundance Of Cabinetry. Primary Has Shower And Walk-In Closet. Also Includes An Office Area With Built-In Desk And Laundry Room With Built-Ins. Attached Shop/Storage Unit With Electricity And Shelving. This Is A Must See!

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$1,112/yr (+$93/mo · 359.9%)

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

Taxation est. · year 1

• Rental income: $23,222
• − Mortgage interest: −$8,122
• − Property taxes: −$309
• − Insurance: −$725
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$4,218
• Taxable income: $6,132
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $6,715/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: Evergreen School District (Clark)
• NCES district ID: 5302700
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $59,418
• Composite: 42.53/100
• National rank: #6859
• State rank: #164 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): 68,305
• Household income: $99,918
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1618.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 13% Asian 6% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 3% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 79% English-only · Spanish 8% Russian/Polish/Slavic 6% 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: ▼ -303.95%
• Current HPI: 307.0529
• Rent YoY: ▲ 0.63%
• 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

-3.3% since first listed

6 events — show timeline

• 2025-09-10 Price Changed $145,000 RMLS
• 2025-07-23 Price Changed $155,000 RMLS
• 2025-06-05 Listed $165,000 RMLS
• 2023-12-12 Sold (MLS) $150,000 RMLS
• 2023-11-11 Pending — RMLS
• 2023-10-23 Listed $150,000 RMLS

Property tax history

+3.4%/yr

Latest (2026): $309 · +57.4% YoY. Source: county tax records.