38 A Main St · Methow, WA 98834

$105,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 29 Days on market

Built 1940 3,920 sqft lot

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.6/10.0
• Appreciation +3.9/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Prime location in the heart of Methow. Lush green grass surrounds the property on this perfectly flat lot. Charming 1940 home in need of TLC. Renovate the current home or start fresh on this flat, grassy lot just steps from the Methow River. Built-in bunk beds for added space. Established trees. Shed included. Home is sold as-is. All furnishings stay.

Key facts

• Flat lot
• Shed included
• Built-in bunk beds

Tags

• FLAT LOT
• BUILT-IN BUNK BEDS
• ESTABLISHED TREES
• SHED INCLUDED

Property features AI

Finance

• Other: County zoning (County N-C); Lot approx. 0.09 acres; Level topography
• Financial info: Listing terms: Cash

Exterior

• Parking: Off-street parking
• Utilities: Electric energy source; Public water; Septic tank sewer
• Home design: Single-family residence, one story; Main-level entry; Faces west
• Construction: Wood construction; Composition roof; Built on lot
• Exterior features: Wood exterior; Paved lot

Interior

• Kitchen: Microwave, refrigerator, stove/range
• Bedrooms: Two bedrooms on the main level; One additional possible bedroom
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with bathtub and shower (main level)
• Heating & cooling: Heating (details in remarks); Cooling
• Interior features: Includes microwave, refrigerator, and stove/range; Unfinished basement; Laminate flooring; Has heating; Has cooling; Fixer condition; Has a view

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $59 ($703/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (16.1% below list).
• Recommended offer: $88k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#580 in WA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: health & safety C-, cost of living D+, amenities F.
• Pateros School District (rural): math 45% / reading 60% proficiency, ranked #130 of 291 in WA (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pateros Elementary (129 students, 68% FRL); Pateros High School (140 students, 72% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 234 units permitted in Okanogan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $726 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Okanogan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,113 (16.1% below list)

Questions for the listing agent

1. Built in 1940 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.66×
• Total profit: $-9,968
• Equity at exit: $19,228

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,085
• Equity at exit: $15,334

Cash invested: $29,400 (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 98834

• Home prices YoY: -2.2%
• Active inventory: 22
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $59

Break-even live

Break-even rent $807

Max offer price $105,000

Occupancy floor 88%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 29 DOM
2. 2026-06-17
   days on market $105,000 Active 28 DOM
3. 2026-06-16
   days on market $105,000 Active 27 DOM
4. 2026-06-15
   days on market $105,000 Active 26 DOM
5. 2026-06-15
   days on market $105,000 Active 25 DOM
6. 2026-06-13
   days on market $105,000 Active 24 DOM
7. 2026-06-12
   days on market $105,000 Active 23 DOM
8. 2026-06-09
   days on market $105,000 Active 20 DOM
9. 2026-06-08
   days on market $105,000 Active 19 DOM
10. 2026-06-08
    days on market $105,000 Active 18 DOM
11. 2026-06-07
    days on market $105,000 Active 17 DOM
12. 2026-06-03
    days on market $105,000 Active 14 DOM
13. 2026-06-02
    days on market $105,000 Active 13 DOM
14. 2026-06-01
    days on market $105,000 Active 12 DOM
15. 2026-05-31
    days on market $105,000 Active 11 DOM
16. 2026-05-20
    listed $105,000 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: $518 · $43/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$511/yr (+$43/mo · 98.8%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,574
• − Mortgage interest: −$5,882
• − Property taxes: −$518
• − Insurance: −$525
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$3,055
• Taxable loss: −$1,097
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $966/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: Pateros School District
• NCES district ID: 5306600
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $45,885
• Composite: 46.35/100
• National rank: #5370
• State rank: #130 of 291 in WA

Livability — Methow

• Score: 50/100
• State rank: #580
• US rank: #25738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Methow, WA
• Population (ZIP): 228

Population outlook (Okanogan County) Hauer SSP2

• Today (2025): 40,288 people
• By 2030: 39,265 · -2.5%
• By 2040: 37,110 · -7.9%
• By 2050: 35,389 · -12.2%
• By 2075: 31,609 · -21.5%
• By 2100: 26,647 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3% Native American 2%
• Common ancestry: Portuguese 8% Iranian 6% Lithuanian 5%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Okanogan

• 2024 margin: R (+15.0) · D 41.1% · R 56.0% · Other 2.9%
• 2008→2024 swing: -8.0pp toward R · 2008: -7.0pp · 2024: -15.0pp
• All cycles: 2024: R+15.0 2020: R+13.8 2016: R+21.3 2012: R+14.8 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.24%
• Current HPI: 100.5313
• 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

• 2026-05-20 Listed $105,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2026): $518 · -0.9% YoY. Source: county tax records.