511 S Crystal Ave · LaCrosse, WA 99143

$43,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 198 Days on market

Built 1920 6,098 sqft lot $45/sqft · 74% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MLS# 289269 Visionary Opportunity: Prime Corner Lot in LaCrosse, WAThis property is a must-review opportunity for a contractor or developer seeking potential in the quiet, rural community of LaCrosse, Washington. The existing structure has been partially gutted, requiring either a full, major renovation or complete removal to make way for new construction. It is strategically positioned on a generous corner lot (approximately 50' x 120') Crucially, the lot offers easy access to downtown LaCrosse, placing you close to the post office, market, and public library, and just a short distance from the local church, park, and school. The size of the parcel provides exceptional flexibility, allowing ample space to build a new home along with a custom garage, a large workshop, or even a shop. Manufactured homes may also be considered, offering a variety of development paths. The property includes the existing gravel pad at the back of the lot, adding immediate utility. Enjoy sunset views from this desirable location. All prospective buyers must perform their own due diligence and feasibility studies regarding local regulations, zoning, and building codes for any proposed construction or renovation.

Key facts

• Existing gravel pad
• Sunset views
• Corner lot

Tags

• CORNER LOT
• EASY ACCESS TO DOWNTOWN
• EXISTING GRAVEL PAD
• SUNSET VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#510 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Lacrosse School District (rural): math 50% / reading 60% proficiency, ranked #114 of 291 in WA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lacrosse Elementary School (42 students, 64% FRL); Lacrosse High School (30 students, 47% FRL) — zoned schools average 56% FRL vs 25% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 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 $790 of equity ($297 loan paydown + $493 appreciation (1.1% local appreciation)).
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1920 — 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. 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?
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: 2.80% ✓
• Cap rate: 25.77%
• Cash-on-cash: 69.55%
• DSCR: 4.09
• GRM: 3.0

CMA / ARV

• ARV (median comp): $204,671
• List price: $43,000
• Delta: -78.99%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 N Main St	0.40mi	3/1.0	1,042 (+8%)	14mo	$40,000	$38	55
512 S Whitman St	0.04mi	2/2.0 (-1)	1,050 (+9%)	23mo	$210,000	$200	54

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

Projected returns pro-forma

1.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.6%
• Equity multiple: 4.78×
• Total profit: $45,549
• Equity at exit: $15,006

10-year hold

• IRR: 73.5%
• Equity multiple: 9.75×
• Total profit: $105,314
• Equity at exit: $20,197

Cash invested: $12,040 (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 99143

• Home prices YoY: 0.7%
• Active inventory: 14
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $698

Break-even live

Break-even rent $320

Max offer price $43,000

Occupancy floor 37%

Sensitivity live

Price	-10% $722	-5% $710	+0% $698	+5% $686	+10% $674
Rent	-10% $603	-5% $650	+0% $698	+5% $745	+10% $793
Rate	-1.0pp $720	-0.5pp $709	base $698	+0.5pp $687	+1.0pp $675

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $43,000 Active 198 DOM
2. 2026-06-21
   days on market $43,000 Active 197 DOM
3. 2026-06-18
   days on market $43,000 Active 195 DOM
4. 2026-06-17
   days on market $43,000 Active 194 DOM
5. 2026-06-16
   days on market $43,000 Active 193 DOM
6. 2026-06-15
   days on market $43,000 Active 192 DOM
7. 2026-06-15
   days on market $43,000 Active 191 DOM
8. 2026-06-13
   days on market $43,000 Active 190 DOM
9. 2026-06-12
   days on market $43,000 Active 189 DOM
10. 2026-06-09
    days on market $43,000 Active 186 DOM
11. 2026-06-08
    days on market $43,000 Active 185 DOM
12. 2026-06-08
    days on market $43,000 Active 184 DOM
13. 2026-06-05
    days on market $43,000 Active 182 DOM
14. 2026-06-03
    days on market $43,000 Active 180 DOM
15. 2026-06-02
    days on market $43,000 Active 179 DOM
16. 2026-06-01
    days on market $43,000 Active 178 DOM
17. 2026-05-31
    days on market $43,000 Active 177 DOM
18. 2025-12-05
    listed $43,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    MLS# 289269 Visionary Opportunity: Prime Corner Lot in LaCrosse, WAThis property is a must-review opportunity for a contractor or developer seeking potential in the quiet, rural community of LaCrosse, Washington. The existing structure has been partially gutted, requiring either a full, major renovation or complete removal to make way for new construction. It is strategically positioned on a generous corner lot (approximately 50' x 120') Crucially, the lot offers easy access to downtown LaCrosse, placing you close to the post office, market, and public library, and just a short distance from the local church, park, and school. The size of the parcel provides exceptional flexibility, allowing ample space to build a new home along with a custom garage, a large workshop, or even a shop. Manufactured homes may also be considered, offering a variety of development paths. The property includes the existing gravel pad at the back of the lot, adding immediate utility. Enjoy sunset views from this desirable location. All prospective buyers must perform their own due diligence and feasibility studies regarding local regulations, zoning, and building codes for any proposed construction or renovation.

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $421 · $35/mo
• Expected delta: +$305/yr (+$25/mo · 261.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,445
• − Mortgage interest: −$2,409
• − Property taxes: −$116
• − Insurance: −$215
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$1,251
• Taxable income: $8,143
• Est. tax owed @ 24.0%: −$1,954
• After-tax cash flow: $6,420/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: Lacrosse School District
• NCES district ID: 5304150
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $41,752
• Composite: 47.94/100
• National rank: #4824
• State rank: #114 of 291 in WA

Livability — LaCrosse

• Score: 58/100
• State rank: #510
• US rank: #20991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaCrosse, WA
• Population (ZIP): 603

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 7% Two or more races 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 6% Portuguese 3% Norwegian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 1.15%
• Current HPI: 171.0269
• 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

1 event — show timeline

• 2025-12-05 Listed $43,000 PACMLS

Property tax history

-10.4%/yr

Latest (2026): $116 · -4.7% YoY. Source: county tax records.