102 Woodworth St · Uniontown, WA 99179

$60,000

2 bd · 1.0 ba · 550 sqft · Manufactured public records · 160 Days on market

Built 1965 5,706 sqft lot ↓ 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 102 East Woodworth St. , A charming corner-lot property in the heart of Uniontown, Washington. This nicely size lot offers mature landscaping, privacy, great natural shade, and ample off-street parking, giving you room for vehicles, or outdoor projects. Sitting on this property is a vintage 1965 El Monte CA. Single wide, measuring 10 x 55 with an additional 9 x 12 tip out that expands the living space. Inside, you’ll find newer laminate floors, two bedrooms, one bathroom, and an open kitchen/living room layout that feels bright and surprisingly spacious. A cozy covered front deck and a back patio provide outdoor spots to relax or customize to your liking. If you’re looking for a starter home, a downsizing option, or an affordable place to build your new favorite spot, this small town corner lot delivers comfort character and value. Call to schedule a showing.

Key facts

• Covered front deck
• Mature landscaping
• Natural shade

Tags

• CORNER LOT
• MATURE LANDSCAPING
• NATURAL SHADE
• AMPLE OFF STREET PARKING
• COVERED FRONT DECK
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#278 in WA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime D+, amenities F, commute F.
• Colton School District (rural): math 50% / reading 65% proficiency, ranked #73 of 291 in WA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 5 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 $897 of equity ($415 loan paydown + $482 appreciation (0.8% local appreciation)).
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1965 — 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 D 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: 1.84% ✓
• Cap rate: 15.95%
• Cash-on-cash: 34.49%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 2.86×
• Total profit: $31,302
• Equity at exit: $19,869

10-year hold

• IRR: 39.0%
• Equity multiple: 5.61×
• Total profit: $77,428
• Equity at exit: $25,936

Cash invested: $16,800 (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 99179

• Home prices YoY: 0.6%
• Active inventory: 5
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $483

Break-even live

Break-even rent $493

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $517	-5% $500	+0% $483	+5% $466	+10% $449
Rent	-10% $396	-5% $439	+0% $483	+5% $527	+10% $570
Rate	-1.0pp $513	-0.5pp $498	base $483	+0.5pp $467	+1.0pp $452

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   status Pending 894-char remark

   Show marketing remark (894 chars)

   Welcome to 102 East Woodworth St. , A charming corner-lot property in the heart of Uniontown, Washington. This nicely size lot offers mature landscaping, privacy, great natural shade, and ample off-street parking, giving you room for vehicles, or outdoor projects. Sitting on this property is a vintage 1965 El Monte CA. Single wide, measuring 10 x 55 with an additional 9 x 12 tip out that expands the living space. Inside, you’ll find newer laminate floors, two bedrooms, one bathroom, and an open kitchen/living room layout that feels bright and surprisingly spacious. A cozy covered front deck and a back patio provide outdoor spots to relax or customize to your liking. If you’re looking for a starter home, a downsizing option, or an affordable place to build your new favorite spot, this small town corner lot delivers comfort character and value. Call to schedule a showing.

2. 2026-03-30
   price $60,000 894-char remark

   Show marketing remark (894 chars)

   Welcome to 102 East Woodworth St. , A charming corner-lot property in the heart of Uniontown, Washington. This nicely size lot offers mature landscaping, privacy, great natural shade, and ample off-street parking, giving you room for vehicles, or outdoor projects. Sitting on this property is a vintage 1965 El Monte CA. Single wide, measuring 10 x 55 with an additional 9 x 12 tip out that expands the living space. Inside, you’ll find newer laminate floors, two bedrooms, one bathroom, and an open kitchen/living room layout that feels bright and surprisingly spacious. A cozy covered front deck and a back patio provide outdoor spots to relax or customize to your liking. If you’re looking for a starter home, a downsizing option, or an affordable place to build your new favorite spot, this small town corner lot delivers comfort character and value. Call to schedule a showing.

3. 2026-03-19
   status Active 894-char remark

   Show marketing remark (894 chars)

   Welcome to 102 East Woodworth St. , A charming corner-lot property in the heart of Uniontown, Washington. This nicely size lot offers mature landscaping, privacy, great natural shade, and ample off-street parking, giving you room for vehicles, or outdoor projects. Sitting on this property is a vintage 1965 El Monte CA. Single wide, measuring 10 x 55 with an additional 9 x 12 tip out that expands the living space. Inside, you’ll find newer laminate floors, two bedrooms, one bathroom, and an open kitchen/living room layout that feels bright and surprisingly spacious. A cozy covered front deck and a back patio provide outdoor spots to relax or customize to your liking. If you’re looking for a starter home, a downsizing option, or an affordable place to build your new favorite spot, this small town corner lot delivers comfort character and value. Call to schedule a showing.

4. 2026-03-12
   status Pending 894-char remark

   Show marketing remark (894 chars)

   Welcome to 102 East Woodworth St. , A charming corner-lot property in the heart of Uniontown, Washington. This nicely size lot offers mature landscaping, privacy, great natural shade, and ample off-street parking, giving you room for vehicles, or outdoor projects. Sitting on this property is a vintage 1965 El Monte CA. Single wide, measuring 10 x 55 with an additional 9 x 12 tip out that expands the living space. Inside, you’ll find newer laminate floors, two bedrooms, one bathroom, and an open kitchen/living room layout that feels bright and surprisingly spacious. A cozy covered front deck and a back patio provide outdoor spots to relax or customize to your liking. If you’re looking for a starter home, a downsizing option, or an affordable place to build your new favorite spot, this small town corner lot delivers comfort character and value. Call to schedule a showing.

5. 2025-11-26
   listed $99,000 Active 894-char remark

   Show marketing remark (894 chars)

   Welcome to 102 East Woodworth St. , A charming corner-lot property in the heart of Uniontown, Washington. This nicely size lot offers mature landscaping, privacy, great natural shade, and ample off-street parking, giving you room for vehicles, or outdoor projects. Sitting on this property is a vintage 1965 El Monte CA. Single wide, measuring 10 x 55 with an additional 9 x 12 tip out that expands the living space. Inside, you’ll find newer laminate floors, two bedrooms, one bathroom, and an open kitchen/living room layout that feels bright and surprisingly spacious. A cozy covered front deck and a back patio provide outdoor spots to relax or customize to your liking. If you’re looking for a starter home, a downsizing option, or an affordable place to build your new favorite spot, this small town corner lot delivers comfort character and value. Call to schedule a showing.

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $597 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,250
• − Mortgage interest: −$3,361
• − Property taxes: −$597
• − Insurance: −$300
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,745
• Taxable income: $5,127
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $4,564/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: Colton School District
• NCES district ID: 5301500
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $62,204
• Composite: 51.85/100
• National rank: #3576
• State rank: #73 of 291 in WA

Livability — Uniontown

• Score: 68/100
• State rank: #278
• US rank: #9608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uniontown, WA
• Population (ZIP): 647

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 4%
• Common ancestry: Portuguese 3% Italian 3% Danish 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Tagalog/Filipino 2% Other Asian/Pacific 1%

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: ▲ 0.80%
• Current HPI: 129.4013
• 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

-39.4% since first listed

5 events — show timeline

• 2026-05-12 Pending — IMLS
• 2026-03-30 Price Changed $60,000 IMLS
• 2026-03-19 Relisted — IMLS
• 2026-03-12 Pending — IMLS
• 2025-11-26 Listed $99,000 IMLS

Property tax history

+18.9%/yr

Latest (2026): $597 · +494.2% YoY. Source: county tax records.