Site Plan & Proposed Layout
258 23rd Ave, Longview, WA — Lot 258 (#04281)
Technical Site Plan
Proposed Duplex & Parking Layout
Zoning & Project Reference
Vicinity Map · Legal Description · Lot Coverage · Code Review
Legal Disclaimer
This Offering Is Governed by the Private Placement Memorandum (PPM)
This presentation is for informational purposes only and must be read with the Private Placement Memorandum, subscription documents, and related legal agreements. If there is any conflict, the PPM controls. This presentation is not legal, tax, financial, or investment advice. Review all offering documents and consult your own legal, tax, and financial advisors before investing. Securities are offered under an applicable exemption from registration. Not an offer to sell or a solicitation to buy where prohibited. Past performance is not indicative of future results.
All projections, financial estimates, and forward-looking statements may change and are not guaranteed. Actual results may differ materially. This information was prepared by Treacy Investments and has not been independently verified by any third party.
© Treacy Investments LLC
258 23rd Ave, Longview, WA
Manufactured Home Duplex Development
This is a small-basis, build-to-sell duplex project in Longview, Washington.
The plan is straightforward:
- Acquire the lot
- Install a 2-unit manufactured home duplex
- Stabilize at market rents
- Exit through sale
Project Snapshot
Project Type
Manufactured Home Duplex (Anthem Series)
Exit Strategy
Sell
Units
2 Units | 2 x 3 Bed / 2 Bath
Unit Size
1,050 SF each | 2,100 SF Total
Total Project Cost
$345,000
The Investment Thesis
This project is attractive for three reasons.
Controlled Basis
A total project cost of $345,000 creates a disciplined entry point.
Durable Product Type
Two 3-bedroom / 2-bath units meet practical rental demand and broaden the resale pool.
Defined Exit Strategy
The path from construction to stabilization to sale is clear and measurable.
The Operator's Edge
Robert's method combines construction knowledge, land acquisition discipline, and real-world market experience into one repeatable system.
Buy at the Right Basis
Land is acquired at a margin that creates immediate equity before a single nail is driven.
Validate Before Committing
Zoning, site conditions, and placement feasibility are confirmed before significant capital is exposed.
Match Product to Demand
Manufactured homes on permanent foundations meet real affordability demand in Oregon and Washington.
Expand the Resale Pool
FHA-compatible financing paths make exits accessible to the broadest buyer market.
Deliver Below Market
Competitive pricing keeps deals strong even when market conditions shift.
Featuring: Cavco Homes
A major U.S. builder of manufactured homes, modular homes founded in 1965. Known for high-quality factory construction, they offer customizable, energy-efficient designs ranging from affordable, single-wide homes to luxurious, modern multi-section homes, often featuring fire-resistant elements
The First Nationally Available, HUD-Approved Duplex Series
Increase Housing Density
Anthem Duplexes can be placed on a single home lot to immediately and affordably double housing availability.
Multiple Floor Plans
Anthem duplexes offer virtually endless configurations so communities can tailor the homes to meet their specific needs.
Available Nationally
Cavco’s construction process enables us to build beautiful, high-quality homes fast, so you can quickly enjoy the benefits of an Anthem duplex in no time.
Why This Opportunity Stands Out
This project works because the business plan is clean.
- No heavy renovation.
- No complicated repositioning.
- No oversized scope.
The value is created through:
Controlled Total Basis
A low entry point that creates built-in equity from day one.
Family-Sized 3-Bedroom Units
High-demand rental product with broad market appeal.
Stabilized Income Supporting Exit Valuation
Rental income that supports a clean, well-priced exit.
Straightforward Build-to-Sell Strategy
No complexity. A defined scope with a clear path to value.
Project Cost Breakdown
Land & Improvements
- Land / Lot Basis: $80,000
- Foundation: $25,000
- Utility Hookups / Trenching: $20,000
- Driveway / Flatwork / Sitework: $12,000
- Landscaping / Exterior Finish / Cleanup: $5,000
Structure & Delivery
- Duplex Structure Cost: $160,000
- Delivery / Set / Install: $20,000
Soft Costs & Buffer
- Permits / Fees: $8,000
- Contingency: $15,000
Total Project Cost
Projected Income
Two family-sized units. Consistent residential demand. A rent profile that's easy to underwrite and built to hold.
Gross Monthly Rent
Gross Annual Rent
Effective Gross Income
Rent Per Unit
$2,100 / month per unit — priced at current Longview market rents
Vacancy Assumption
5% vacancy applied — conservative and market-supported
Operating Expenses
A conservative expense load that keeps NOI strong relative to total project basis.
Property Taxes
$2,900 / year
Insurance
$1,800 / year
Repairs & Maintenance
$2,394 / year
Management (8%)
$3,830 / year
Replacement Reserves
$1,200 / year
Common Utilities / Landscaping
$1,000 / year
Administrative / Misc.
$500 / year
Total Operating Expenses
Net Operating Income (NOI)
Exit Valuation
This is a clean valuation bridge from stabilized income to sale price.
Net Operating Income (NOI)
Cap Rate
Estimated Sale Value
Selling Costs (8%)
($40,600) — standard transaction costs applied conservatively
Net Sale Proceeds
$466,896 — before debt payoff
Profitability
The project shows a strong spread between total basis and projected exit proceeds.
Projected Net Profit Before Financing
Gross Margin on Cost
Net Margin on Cost Before Financing
Net Sale Proceeds
$466,896 — before debt payoff
Less Total Project Cost
($345,000)
Gross Profit Before Selling Costs
$162,496
Risk Considerations
Every good project deserves disciplined review.
Key Items to Pressure-Test
Rent Support
Validate $2,100 / unit against current Longview market comps.
Delivery & Install Timing
Confirm actual manufactured home delivery and set schedule.
Utility & Sitework Costs
Final utility hookup and sitework costs to be confirmed with contractor.
Permit Timeline
Verify local permit processing time and any potential delays.
Exit Cap Sensitivity
Model exit scenarios above 6.75% cap rate to stress-test proceeds.
Buyer Demand
Confirm buyer appetite for stabilized duplex product in the Longview submarket.
Ready to Review the Deal?
We are currently finalizing our capital stack and onboarding a small group of investors for this project. Positions are allocated on a first-come basis.
Upon your interest, we will provide:
Full Pro Forma
Detailed financial projections and return scenarios.
Comps + Rent Data
Comparable sales and current rental market data.
Build Plans + Timeline
Full construction scope and project schedule.
Partnership Structure
Full details on your chosen investment structure.