1165 S Grand Ave #59 · Pullman, WA 99163

$49,500

3 bd · 2.0 ba · 880 sqft · Manufactured public records · 41 Days on market

Built 1970 $56/sqft · 18% above area Est $42k · 18% over

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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
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 292256 This very clean mobile home offers a bright and welcoming living space, perfect for comfortable everyday living. Featuring well-maintained interiors and modern updates, the home boasts spacious rooms, ample natural light, and a move-in ready condition. Enjoy a peaceful setting with a fully fenced yard], shed for storage, and convenient access to local amenities. Surrounded by gorgeous established evergreens on a corner lot with lot rent at $550 (includes water and sewer) this property is a must see! Living room photo shown with virtual staging to show potential for layout.

Key facts

• Built 1970
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 2.2% in Pullman — 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 85/100 on livability (#32 in WA, #542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Pullman School District (town): math 63% / reading 76% proficiency, ranked #30 of 291 in WA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 2.58% ✓
• Cap rate: 23.69%
• Cash-on-cash: 62.12%
• DSCR: 3.76
• GRM: 3.2

CMA / ARV

• ARV (median comp): $42,000
• List price: $49,500
• Delta: 17.86%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165 S Grand Ave #97 Ave #97	0.00mi	3/2.0	924 (+5%)	12mo	$55,000	$60	82
1165 S Grand Ave #81 Ave #81	0.00mi	2/1.0 (-1)	940 (+7%)	4mo	$55,000	$59	76
1165 S Grand Ave #108 Ave #108	0.00mi	2/1.0 (-1)	896 (+2%)	23mo	$32,000	$36	69
1165 S Grand Ave., #35 Ave #35	0.00mi	3/1.5	980 (+11%)	18mo	$35,000	$36	64
1165 S Grand Ave #22	0.00mi	3/1.5	980 (+11%)	18mo	$58,000	$59	64

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 61.5%
• Equity multiple: 3.76×
• Total profit: $38,216
• Equity at exit: $7,381

10-year hold

• IRR: 66.2%
• Equity multiple: 7.81×
• Total profit: $94,365
• Equity at exit: $4,280

Cash invested: $13,860 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$260
• Tax from tax record: −$11 /mo · $133/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $717

Break-even live

Break-even rent $369

Max offer price $49,500

Occupancy floor 39%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	43d	1	0.44mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$669	$0.69	43d	1	0.77mi
1016 SE Latah St Pullman, WA	2.0	1.0	735	$1,050	$1.43	43d	4	0.91mi
620 NE Kamiaken St Pullman, WA	2.0–3.0	1.0–2.0	895	$1,050	$1.17	43d	12	1.14mi
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$2,124	$2.12	43d	1	1.19mi
820 NE Colorado St Pullman, WA	1.0–8.0	1.0–3.0	723	$556	$0.77	43d	62	1.26mi

Listing history 10 events

1. 2026-06-01
   status $49,500 Pending 41 DOM
2. 2026-05-31
   days on market $49,500 Active 41 DOM
3. 2026-05-30
   days on market $49,500 Active 40 DOM
4. 2026-05-12
   price $55,000 591-char remark

   Show marketing remark (591 chars)

   MLS# 292256 This very clean mobile home offers a bright and welcoming living space, perfect for comfortable everyday living. Featuring well-maintained interiors and modern updates, the home boasts spacious rooms, ample natural light, and a move-in ready condition. Enjoy a peaceful setting with a fully fenced yard], shed for storage, and convenient access to local amenities. Surrounded by gorgeous established evergreens on a corner lot with lot rent at $550 (includes water and sewer) this property is a must see! Living room photo shown with virtual staging to show potential for layout.

5. 2026-04-20
   listed $60,000 Active 591-char remark

   Show marketing remark (591 chars)

   MLS# 292256 This very clean mobile home offers a bright and welcoming living space, perfect for comfortable everyday living. Featuring well-maintained interiors and modern updates, the home boasts spacious rooms, ample natural light, and a move-in ready condition. Enjoy a peaceful setting with a fully fenced yard], shed for storage, and convenient access to local amenities. Surrounded by gorgeous established evergreens on a corner lot with lot rent at $550 (includes water and sewer) this property is a must see! Living room photo shown with virtual staging to show potential for layout.

6. 2026-01-18
   price $49,900
7. 2025-12-10
   price $58,000
8. 2023-06-27
   soldstatus $55,000 Closed
9. 2023-06-13
   historical Active Under Contract
10. 2023-05-31
    listed $55,000 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: $133 · $11/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$352/yr (+$29/mo · 264.7%)

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

Taxation est. · year 1

• Rental income: $15,323
• − Mortgage interest: −$2,773
• − Property taxes: −$133
• − Insurance: −$248
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$1,440
• Taxable income: $8,278
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $6,623/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: Pullman School District
• NCES district ID: 5306930
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 76% ▲ 1.00%
• Median HH income: $29,034
• Composite: 58.15/100
• National rank: #2131
• State rank: #30 of 291 in WA

Livability — Pullman

• Score: 85/100
• State rank: #32
• US rank: #542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pullman, WA
• County: Whitman County · 34,022 people
• City population: 34,022
• Metro: Pullman, WA
• Population (ZIP): 34,022
• Household income: $48,231
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 3453.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 12% Asian 10% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Chinese 4% Other Indo-European 2%

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: ▼ -367.44%
• Current HPI: 153.4778
• Rent YoY: ▲ 3.43%
• Metro: Pullman, WA
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $55,000 PACMLS
• 2026-04-20 Listed $60,000 PACMLS
• 2026-01-18 Price Changed $49,900 PACMLS
• 2025-12-10 Price Changed $58,000 PACMLS
• 2023-06-27 Sold (MLS) $55,000 PACMLS
• 2023-06-13 Contingent — PACMLS
• 2023-05-31 Listed $55,000 PACMLS

Property tax history

-2.3%/yr

Latest (2026): $133 · -5.2% YoY. Source: county tax records.