1256 Jones Dr · Walla Walla, WA 99362

$174,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 1060 Days on market

Built 2022 Good condition $134/sqft · 129% above area ↓ 3% since listing

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL AGES WELCOME! 1 YEAR FREE RENT WITH ACCEPTABLE OFFER! SELLER FINANCING AVAILABLE! Brand New 3 bedroom, 2 bath manufactured home, located in Rancho Villa. Open concept living w/ a spacious living & dining room. Large living room, with picture window and mountain view. Kitchen has ample counter & cupboard space. Bar with seating area. Tiled backsplash. Stainless steel appliances in the kitchen are included. Neutral colors throughout. Primary bedroom w/ large closet, and bathroom w/ step-in shower. 2nd & 3rd bedrooms at the other end of the home plus full bathroom. Backyard is large - seller left a small section for patio or sod. Close to shopping and walking trails. Cal

Key facts

• 2 parking spots
• Built 2022
• Listed 1059 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 427 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 206 units permitted in Walla Walla County in 2024 (50 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.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 1060 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 1060 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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $74,980
• List price: $174,000
• Delta: 132.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1260 Jones Dr	0.01mi	3/2.0	1,344 (+4%)	3mo	$170,000	$126	91
1252 Jones Dr	0.01mi	3/2.0	1,344 (+4%)	7mo	$120,000	$89	88
1236 Jones Dr	0.04mi	3/2.0	1,214 (-6%)	1mo	$49,900	$41	86
1328 Samuel	0.18mi	3/2.0	1,352 (+4%)	0mo	$65,000	$48	84
1400 Samuel Dr	0.32mi	3/2.0	1,280 (-1%)	2mo	$169,900	$133	81
1312 Rancho Villa Dr	0.10mi	3/2.0	1,352 (+4%)	10mo	$125,000	$92	80
1326 Samuel Dr	0.17mi	3/2.0	1,334 (+3%)	10mo	$57,900	$43	79
1312 Gloria Ln	0.35mi	3/2.0	1,344 (+4%)	9mo	$62,000	$46	70
1372 Samuel Dr	0.36mi	2/2.0 (-1)	1,334 (+3%)	6mo	$55,000	$41	68
1370 Samuel Dr	0.35mi	3/2.0	1,416 (+9%)	6mo	$135,000	$95	63
67 Jade St	0.75mi	3/2.0	1,344 (+4%)	2mo	$107,000	$80	58
1344 Gloria Ln	0.33mi	3/2.0	1,464 (+13%)	10mo	$190,000	$130	54

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-11,125
• Equity at exit: $25,944

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $9,273
• Equity at exit: $15,044

Cash invested: $48,720 (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 99362

• Rents YoY: 2.4%
• Active inventory: 427
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$912
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $285

Break-even live

Break-even rent $1,424

Max offer price $174,000

Occupancy floor 79%

Sensitivity live

Price	-10% $384	-5% $334	+0% $285	+5% $236	+10% $187
Rent	-10% $144	-5% $215	+0% $285	+5% $356	+10% $426
Rate	-1.0pp $373	-0.5pp $329	base $285	+0.5pp $240	+1.0pp $194

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Marjorie Pl Unit marj208 Walla Walla, WA	3.0	2.0	1080	$1,295	$1.20	45d	1	0.60mi
1908 Sunset Dr Unit 217 Walla Walla, WA	3.0	2.5	1500	$2,050	$1.37	45d	1	0.63mi
1914 Sunset Dr Unit 1914SUN-B Walla Walla, WA	2.0	1.5	952	$1,625	$1.71	45d	1	0.65mi
1339 Modoc St Walla Walla, WA	2.0	2.0	1187	$2,195	$1.85	45d	1	0.78mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	45d	1	1.02mi
265 Avery St Walla Walla, WA	3.0	2.5	1268	$1,995	$1.57	45d	1	1.07mi
2121 S 2nd Ave Apt 304 Walla Walla, WA	2.0	1.5	975	$1,530	$1.57	45d	1	1.11mi
420 Catherine St #3 Walla Walla, WA	2.0	1.0	890	$1,295	$1.46	45d	1	1.19mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	45d	1	1.29mi
425 N 7th Ave Apt 2 Walla Walla, WA	4.0	2.5	1697	$1,795	$1.06	45d	1	1.30mi
22 NE Hadley Way #1 College Place, WA	2.0	2.5	1150	$2,095	$1.82	45d	1	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $174,000 Active 1060 DOM
2. 2026-06-19
   days on market $174,000 Active 1058 DOM
3. 2026-06-18
   days on market $174,000 Active 1057 DOM
4. 2026-06-17
   days on market $174,000 Active 1056 DOM
5. 2026-06-16
   days on market $174,000 Active 1055 DOM
6. 2026-06-15
   days on market $174,000 Active 1054 DOM
7. 2026-06-14
   days on market $174,000 Active 1052 DOM
8. 2026-06-12
   days on market $174,000 Active 1051 DOM
9. 2026-06-09
   days on market $174,000 Active 1048 DOM
10. 2026-06-08
    days on market $174,000 Active 1047 DOM
11. 2026-06-07
    days on market $174,000 Active 1046 DOM
12. 2026-06-02
    days on market $174,000 Active 1041 DOM
13. 2026-06-01
    days on market $174,000 Active 1040 DOM
14. 2026-05-31
    days on market $174,000 Active 1039 DOM
15. 2026-05-30
    days on market $174,000 Active 1038 DOM
16. 2026-02-24
    price $174,000
17. 2024-08-13
    status Active
18. 2023-07-14
    listed $179,000 Active

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,705 · $142/mo
• Expected delta: +$21/yr (+$2/mo · 1.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,425
• − Mortgage interest: −$9,747
• − Property taxes: −$1,684
• − Insurance: −$870
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$5,062
• Taxable income: $634
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $3,270/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a fresh exterior and neutral interior. It offers a good balance of curb appeal and interior space, making it a solid investment.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers
• Both Upgrading the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase the home's value and appeal to a wider range of buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑
• Both Upgrading the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase the home's value and appeal to a wider range of buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• Metro: Walla Walla, 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

-2.8% since first listed

3 events — show timeline

• 2026-02-24 Price Changed $174,000 NWMLS as Distributed by MLS Grid
• 2024-08-13 Relisted — NWMLS as Distributed by MLS Grid
• 2023-07-14 Listed $179,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2026): $1,684 · -1.3% YoY. Source: county tax records.