14835 N Dixie Ln · Mead, WA 99021

$99,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 38 Days on market

Built 1999 436 sqft lot $74/sqft · 30% below area Est $141k · 30% under ↓ 17% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming, move-in ready double-wide home situated on a quiet cul-de-sac in Shenandoah Forest Park, offering a peaceful setting. This former model home features 3 bedrooms and 2 bathrooms with convenient single-level living. Inside, you’ll find vaulted ceilings and skylights that bring in natural light, complemented by durable laminate flooring throughout. The open-concept layout flows into a bright updated kitchen with an oversized pantry. The spacious primary suite includes a walk-in closet and an updated Bath Fitter walk-in shower for added comfort and accessibility. Recent upgrades such as a heat pump, new A/C, and a new water heater provide efficiency and peace of mind. Enjoy the space with a fully fenced backyard with a patio area and Trex front entry steps for easy access and low-maintenance durability. Financing options available with as little as 5% down. Don’t miss this well-maintained, adorable home ready for its next owner, schedule a showing today!

Key facts

• Double-wide home
• Walk-in closet
• Updated kitchen

Tags

• DOUBLE-WIDE HOME
• CUL-DE-SAC
• UPDATED KITCHEN
• OVERSIZED PANTRY
• WALK-IN CLOSET
• BATH FITTER WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 2.3% in Mead — 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 63/100 on livability (#388 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools B+; Watch: amenities F, commute F.
• Mead School District (suburban): math 63% / reading 72% proficiency, ranked #23 of 291 in WA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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. 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: 2.28% ✓
• Cap rate: 20.34%
• Cash-on-cash: 50.15%
• DSCR: 3.23
• GRM: 3.6

CMA / ARV

• ARV (median comp): $141,213
• List price: $99,000
• Delta: -29.89%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 E Georgia Pines Ln	0.09mi	3/2.0	1,400 (+4%)	6mo	$118,800	$85	84
3307 E Valley Forge Ln	0.04mi	3/2.0	1,296 (-4%)	11mo	$135,000	$104	83
14726 N Surrey Ln	0.13mi	2/2.0 (-1)	1,344 (0%)	14mo	$155,000	$115	78
3407 E Valley Forge Ln	0.05mi	3/2.0	1,260 (-6%)	12mo	$150,000	$119	77
14622 N Chattanooga Ln	0.16mi	3/2.0	1,279 (-5%)	12mo	$228,000	$178	75
3407 E Yankee Ln	0.06mi	3/2.0	1,456 (+8%)	11mo	$158,500	$109	74
3117 E Vicksburg Ln	0.13mi	3/2.0	1,288 (-4%)	15mo	$125,000	$97	74
14719 N Farragut Ln	0.19mi	3/2.0	1,215 (-10%)	4mo	$150,000	$123	71
14825 N Dixie Ln	0.06mi	2/2.0 (-1)	1,232 (-8%)	9mo	$145,000	$118	71
15005 N Surrey Ln	0.12mi	2/2.0 (-1)	1,456 (+8%)	6mo	$137,500	$94	70
3320 E Valley Forge Ln	0.02mi	3/2.0	1,176 (-12%)	12mo	$125,000	$106	68
3110 E Vicksburg Ln	0.14mi	3/2.0	1,528 (+14%)	10mo	$114,000	$75	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 3.08×
• Total profit: $57,743
• Equity at exit: $14,761

10-year hold

• IRR: 53.5%
• Equity multiple: 6.24×
• Total profit: $145,291
• Equity at exit: $8,560

Cash invested: $27,720 (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 99021

• Home prices YoY: -18.1%
• Active inventory: 91
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,261 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $1,159

Break-even live

Break-even rent $794

Max offer price $99,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,215	-5% $1,187	+0% $1,159	+5% $1,130	+10% $1,102
Rent	-10% $980	-5% $1,069	+0% $1,159	+5% $1,248	+10% $1,337
Rate	-1.0pp $1,208	-0.5pp $1,184	base $1,159	+0.5pp $1,133	+1.0pp $1,107

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2228 E Winger Rd Spokane, WA	3.0	2.0	1500	$2,150	$1.43	45d	1	1.17mi
1019 E Brooklawn Dr Spokane, WA	3.0	2.0	1480	$2,400	$1.62	15d	1	1.49mi

Listing history 3 events

1. 2026-05-11
   price $99,000 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to this charming, move-in ready double-wide home situated on a quiet cul-de-sac in Shenandoah Forest Park, offering a peaceful setting. This former model home features 3 bedrooms and 2 bathrooms with convenient single-level living. Inside, you’ll find vaulted ceilings and skylights that bring in natural light, complemented by durable laminate flooring throughout. The open-concept layout flows into a bright updated kitchen with an oversized pantry. The spacious primary suite includes a walk-in closet and an updated Bath Fitter walk-in shower for added comfort and accessibility. Recent upgrades such as a heat pump, new A/C, and a new water heater provide efficiency and peace of mind. Enjoy the space with a fully fenced backyard with a patio area and Trex front entry steps for easy access and low-maintenance durability. Financing options available with as little as 5% down. Don’t miss this well-maintained, adorable home ready for its next owner, schedule a showing today!

2. 2026-04-30
   price $109,000 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to this charming, move-in ready double-wide home situated on a quiet cul-de-sac in Shenandoah Forest Park, offering a peaceful setting. This former model home features 3 bedrooms and 2 bathrooms with convenient single-level living. Inside, you’ll find vaulted ceilings and skylights that bring in natural light, complemented by durable laminate flooring throughout. The open-concept layout flows into a bright updated kitchen with an oversized pantry. The spacious primary suite includes a walk-in closet and an updated Bath Fitter walk-in shower for added comfort and accessibility. Recent upgrades such as a heat pump, new A/C, and a new water heater provide efficiency and peace of mind. Enjoy the space with a fully fenced backyard with a patio area and Trex front entry steps for easy access and low-maintenance durability. Financing options available with as little as 5% down. Don’t miss this well-maintained, adorable home ready for its next owner, schedule a showing today!

3. 2026-04-18
   listed $119,000 Active 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to this charming, move-in ready double-wide home situated on a quiet cul-de-sac in Shenandoah Forest Park, offering a peaceful setting. This former model home features 3 bedrooms and 2 bathrooms with convenient single-level living. Inside, you’ll find vaulted ceilings and skylights that bring in natural light, complemented by durable laminate flooring throughout. The open-concept layout flows into a bright updated kitchen with an oversized pantry. The spacious primary suite includes a walk-in closet and an updated Bath Fitter walk-in shower for added comfort and accessibility. Recent upgrades such as a heat pump, new A/C, and a new water heater provide efficiency and peace of mind. Enjoy the space with a fully fenced backyard with a patio area and Trex front entry steps for easy access and low-maintenance durability. Financing options available with as little as 5% down. Don’t miss this well-maintained, adorable home ready for its next owner, schedule a showing today!

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$164/yr (+$14/mo · 20.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,130
• − Mortgage interest: −$5,546
• − Property taxes: −$806
• − Insurance: −$495
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$2,880
• Taxable income: $13,063
• Est. tax owed @ 24.0%: −$3,135
• After-tax cash flow: $10,767/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: Mead School District
• NCES district ID: 5304920
• Math proficiency: 63% ▲ 1.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $64,176
• Composite: 59.93/100
• National rank: #1811
• State rank: #23 of 291 in WA

Livability — Mead

• Score: 63/100
• State rank: #388
• US rank: #15310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mead, WA
• Population (ZIP): 9,226

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Portuguese 5% Scottish 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.33%
• Current HPI: 354.3985
• 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

-16.8% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $99,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $109,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-18 Listed $119,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2026): $806 · -7.0% YoY. Source: county tax records.