70 Appleton Rd · Lyle, WA 98602

$245,000

2 bd · 2.0 ba · 1,600 sqft · Manufactured · 329 Days on market

Built 1977 10 ac lot $153/sqft · 34% below area Est $373k · 34% under ↓ 9% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This listing includes the Dump Truck and Tractor and impliments

Key facts

• 10 acre lot
• Built 1977
• Listed 328 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#361 in WA) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A; Watch: health & safety C-, schools D+, employment D+.
• Lyle School District (rural): math 30% / reading 35% proficiency, ranked #261 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $271 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.12% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.73%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $372,806
• List price: $245,000
• Delta: -34.28%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.17×
• Total profit: $149,064
• Equity at exit: $64,108

10-year hold

• IRR: 48.6%
• Equity multiple: 6.31×
• Total profit: $364,328
• Equity at exit: $71,651

Cash invested: $68,600 (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 98602

• Home prices YoY: -0.3%
• Active inventory: 5
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $5,200 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$164 /mo · $1,971/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,092
• Net cashflow: $2,557

Break-even live

Break-even rent $1,963

Max offer price $245,000

Occupancy floor 46%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Echo Rd Lyle, WA	3.0	2.0	1812	$5,200	$2.87	14d	1	1.26mi

Listing history 18 events

1. 2026-06-19
   days on market $245,000 Active 329 DOM
2. 2026-06-18
   days on market $245,000 Active 328 DOM
3. 2026-06-17
   days on market $245,000 Active 327 DOM
4. 2026-06-16
   days on market $245,000 Active 326 DOM
5. 2026-06-16
   remarks 207-char remark
6. 2026-06-15
   days on market $245,000 Active 325 DOM
7. 2026-06-14
   pricedays on market $245,000 Active 323 DOM
8. 2026-06-12
   days on market $289,000 Active 322 DOM
9. 2026-06-09
   days on market $289,000 Active 319 DOM
10. 2026-06-08
    days on market $289,000 Active 318 DOM
11. 2026-06-07
    days on market $289,000 Active 317 DOM
12. 2026-06-05
    days on market $289,000 Active 314 DOM
13. 2026-06-02
    days on market $289,000 Active 312 DOM
14. 2026-06-01
    days on market $289,000 Active 311 DOM
15. 2026-05-31
    days on market $289,000 Active 310 DOM
16. 2026-05-30
    days on market $289,000 Active 309 DOM
17. 2025-09-19
    price $289,000 63-char remark

    Show marketing remark (63 chars)

    This listing includes the Dump Truck and Tractor and impliments

18. 2025-07-25
    listed $318,000 Active 63-char remark

    Show marketing remark (63 chars)

    This listing includes the Dump Truck and Tractor and impliments

ⓘ 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: $1,971 · $164/mo
• Projected year-2 tax: $2,401 · $200/mo
• Expected delta: +$430/yr (+$36/mo · 21.8%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,400
• − Mortgage interest: −$13,724
• − Property taxes: −$1,971
• − Insurance: −$1,225
• − Repairs & maintenance: −$4,992
• − Management: −$4,992
• − Depreciation: −$7,127
• Taxable income: $28,369
• Est. tax owed @ 24.0%: −$6,809
• After-tax cash flow: $23,874/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: Lyle School District
• NCES district ID: 5304590
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $44,641
• Composite: 30.49/100
• National rank: #11492
• State rank: #261 of 291 in WA

Livability — Lyle

• Score: 64/100
• State rank: #361
• US rank: #13734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 198

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Scottish 8%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.58%
• Current HPI: 175.9546
• 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

-9.1% since first listed

2 events — show timeline

• 2025-09-19 Price Changed $289,000 RMLS
• 2025-07-25 Listed $318,000 RMLS

Property tax history

+6.0%/yr

Latest (2026): $1,971 · +50.0% YoY. Source: county tax records.