305 W Rednour St · Oakesdale, WA 99158

$120,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 14 Days on market

Built 1890 0.28 ac lot Est $228k · 47% under

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• Appreciation +9.5/10.0
• DSCR +8.6/10.0
• Schools +6.1/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * Price Reduced * * HUD Home! Fantastic Two story in the heart of Oakesdale, WA! One minute to downtown, park and schools. Large lot with unobstructed view of the Palouse. Large, open living room and roomy kitchen with eating space. Extra deep one car garage. Easy maintenance Metal Roof. The best buy in Eastern Washington! 3 bedrooms, 1 bath, 1470 sq ft. According to FHA appraiser. LBP, UK

Key facts

• Refinished stairs
• Major updates
• New lvp flooring

Tags

• LARGE FENCED BACKYARD
• MAJOR UPDATES
• NEW LVP FLOORING
• HARDWOOD FLOORS
• UPDATED KITCHEN CABINETS
• REFINISHED STAIRS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 71/100 on livability (#232 in WA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Oakesdale School District (rural): math 60% / reading 80% proficiency, ranked #19 of 291 in WA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 7 active listings in the ZIP; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($830 loan paydown + $11k appreciation (9.0% local appreciation)).
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago 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.
• Current owner paid $20k; list at $120k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1890 — 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. Schools are A-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?
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: 1.06% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $228,488
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 W Jackson St	0.36mi	3/1.0	1,428 (+6%)	7mo	$67,500	$47	68
108 S 5th St	0.19mi	2/1.0 (-1)	1,272 (-6%)	19mo	$248,000	$195	61
108 S 5th St	0.19mi	2/1.0 (-1)	1,272 (-6%)	19mo	$248,000	$195	61
306 W Pearl St	0.17mi	2/1.0 (-1)	1,152 (-15%)	3mo	$195,000	$169	60
302 N 4th St	0.38mi	3/1.0	1,500 (+11%)	15mo	$156,000	$104	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.25×
• Total profit: $75,497
• Equity at exit: $99,272

10-year hold

• IRR: 26.3%
• Equity multiple: 7.13×
• Total profit: $205,993
• Equity at exit: $205,330

Cash invested: $33,600 (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 99158

• Home prices YoY: 4.4%
• Active inventory: 7
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $290

Break-even live

Break-even rent $902

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-02-13
   status Pending
2. 2026-01-29
   listed $120,000 Active
3. 2014-05-16
   soldstatus $19,999 402-char remark

   Show marketing remark (402 chars)

   * * Price Reduced * * HUD Home! Fantastic Two story in the heart of Oakesdale, WA! One minute to downtown, park and schools. Large lot with unobstructed view of the Palouse. Large, open living room and roomy kitchen with eating space. Extra deep one car garage. Easy maintenance Metal Roof. The best buy in Eastern Washington! 3 bedrooms, 1 bath, 1470 sq ft. According to FHA appraiser. LBP, UK

4. 2014-03-20
   listed $21,870 402-char remark

   Show marketing remark (402 chars)

   * * Price Reduced * * HUD Home! Fantastic Two story in the heart of Oakesdale, WA! One minute to downtown, park and schools. Large lot with unobstructed view of the Palouse. Large, open living room and roomy kitchen with eating space. Extra deep one car garage. Easy maintenance Metal Roof. The best buy in Eastern Washington! 3 bedrooms, 1 bath, 1470 sq ft. According to FHA appraiser. LBP, UK

5. 2014-03-20
   historical

   Show marketing remark (402 chars)

   * * Price Reduced * * HUD Home! Fantastic Two story in the heart of Oakesdale, WA! One minute to downtown, park and schools. Large lot with unobstructed view of the Palouse. Large, open living room and roomy kitchen with eating space. Extra deep one car garage. Easy maintenance Metal Roof. The best buy in Eastern Washington! 3 bedrooms, 1 bath, 1470 sq ft. According to FHA appraiser. LBP, UK

6. 2013-11-12
   listed $24,300
7. 2008-09-25
   soldstatus $84,000
8. 2008-03-31
   listed $79,950

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $1,176 · $98/mo
• Expected delta: +$775/yr (+$65/mo · 193.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,238
• − Mortgage interest: −$6,722
• − Property taxes: −$401
• − Insurance: −$600
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,491
• Taxable income: $1,586
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $3,105/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: Oakesdale School District
• NCES district ID: 5305970
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 80% ▲ 10.00%
• Median HH income: $52,443
• Composite: 60.76/100
• National rank: #1648
• State rank: #19 of 291 in WA

Livability — Oakesdale

• Score: 71/100
• State rank: #232
• US rank: #7102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakesdale, WA
• City population: 601
• Population (ZIP): 601

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 14% Hispanic / Latino 4%
• Common ancestry: Portuguese 2% Scotch-Irish 2% Slovak 2%
• Foreign-born: 1%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.98%
• Current HPI: 213.4238
• 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

+50.1% since first listed

8 events — show timeline

• 2026-02-13 Pending — PACMLS
• 2026-01-29 Listed $120,000 PACMLS
• 2014-05-16 Sold (MLS) $19,999 SPOKANEMLS as Distributed by MLS Grid
• 2014-03-20 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2014-03-20 Listed $21,870 SPOKANEMLS as Distributed by MLS Grid
• 2013-11-12 Listed $24,300 SPOKANEMLS as Distributed by MLS Grid
• 2008-09-25 Sold (MLS) $84,000 SPOKANEMLS as Distributed by MLS Grid
• 2008-03-31 Listed $79,950 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2026): $401 · -28.3% YoY. Source: county tax records.