1341 BROOKYLN · Walla Walla, WA 99362

$99,500

3 bd · 2.0 ba · 1,340 sqft · Manufactured public records · 37 Days on market

Built 1969 $74/sqft · 12% below area Est $113k · 12% under

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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 +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the tranquil Rancho Villa community, this well-maintained home offers serenity and comfort. Located on a quiet street with Garrison Creek flowing behind the backyard, you'll enjoy ample storage with the additional shed. The inviting floor plan features a wood burning fireplace with a spacious living room and separate dining area. The kitchen is equipped with plenty of counter and cabinet space. This home offers 3 bedroom and 2 bathrooms with a walk-in shower. Recent updates include a new Bitumen Membrane roof in 2023, Updated showers, Siding, Vinyl windows, Plank flooring, Door, Ramp and Steps

Key facts

• Updated showers
• Ample storage
• Parking

Tags

• GARRISON CREEK FLOWING
• AMPLE STORAGE
• WOOD BURNING FIREPLACE
• PLENTY OF COUNTER SPACE
• NEW BITUMEN MEMBRANE ROOF
• UPDATED SHOWERS

Property features AI

Finance

• Other: Calculated living area 1,340 (public record)
• Financial info: Land lease: $700; Listing terms: Cash
• HOA & community: Located in Rancho Villa park; Park amenities include clubhouse; Park approved for sale

Exterior

• Parking: Carport
• Utilities: City of Walla Walla water; City of Walla Walla sewer; Pacific Power electric; Electric water heater
• Home design: Manufactured double-wide home; Single-story; Manufactured house (Fuqua model 56tT/24); Mobile home remains on site; Tie-down foundation
• Construction: Metal/vinyl construction materials; Wood energy source
• Exterior features: Metal/vinyl exterior; On waterfront (creek)

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl plank flooring; Carpet
• Bathrooms: 1 full bath; 1 three-quarter bath; 2 bathtubs; 1 shower
• Heating & cooling: Forced air heating; Heat pump heating; Forced air cooling; Heat pump cooling
• Interior features: Fireplace (wood burning); Water heater
• Laundry & utility: Water heater located in laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 427 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1969 — 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. 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: 1.79% ✓
• Cap rate: 15.97%
• Cash-on-cash: 34.57%
• DSCR: 2.54
• GRM: 4.7

CMA / ARV

• ARV (median comp): $112,984
• List price: $99,500
• Delta: -11.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 Samuel	0.10mi	3/2.0	1,352 (+1%)	0mo	$65,000	$48	94
1400 Samuel Dr	0.09mi	3/2.0	1,280 (-4%)	2mo	$169,900	$133	86
1260 Jones Dr	0.23mi	3/2.0	1,344 (+0%)	3mo	$170,000	$126	86
1312 Gloria Ln	0.12mi	3/2.0	1,344 (+0%)	9mo	$62,000	$46	86
1326 Samuel Dr	0.11mi	3/2.0	1,334 (-0%)	10mo	$57,900	$43	86
1312 Rancho Villa Dr	0.14mi	3/2.0	1,352 (+1%)	10mo	$125,000	$92	84
1372 Samuel Dr	0.13mi	2/2.0 (-1)	1,334 (-0%)	6mo	$55,000	$41	83
1252 Jones Dr	0.22mi	3/2.0	1,344 (+0%)	7mo	$120,000	$89	83
1370 Samuel Dr	0.12mi	3/2.0	1,416 (+6%)	6mo	$135,000	$95	80
1236 Jones Dr	0.19mi	3/2.0	1,214 (-9%)	1mo	$49,900	$41	74
67 Jade St	0.58mi	3/2.0	1,344 (+0%)	2mo	$107,000	$80	71
1320 Fort Ln	0.09mi	3/2.0	1,512 (+13%)	6mo	$130,000	$86	70

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 2.22×
• Total profit: $33,896
• Equity at exit: $14,836

10-year hold

• IRR: 36.4%
• Equity multiple: 4.26×
• Total profit: $90,901
• Equity at exit: $8,603

Cash invested: $27,860 (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 99362

• Rents YoY: 2.4%
• Active inventory: 427
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$522
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $803

Break-even live

Break-even rent $766

Max offer price $99,500

Occupancy floor 50%

Sensitivity live

Price	-10% $859	-5% $831	+0% $803	+5% $774	+10% $746
Rent	-10% $662	-5% $732	+0% $803	+5% $873	+10% $943
Rate	-1.0pp $853	-0.5pp $828	base $803	+0.5pp $777	+1.0pp $751

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Marjorie Pl Unit marj208 Walla Walla, WA	3.0	2.0	1080	$1,295	$1.20	45d	1	0.81mi
1908 Sunset Dr Unit 217 Walla Walla, WA	3.0	2.5	1500	$2,050	$1.37	45d	1	0.86mi
1914 Sunset Dr Unit 1914SUN-B Walla Walla, WA	2.0	1.5	952	$1,625	$1.71	45d	1	0.87mi
265 Avery St Walla Walla, WA	3.0	2.5	1268	$1,995	$1.57	45d	1	0.93mi
1339 Modoc St Walla Walla, WA	2.0	2.0	1187	$2,195	$1.85	45d	1	1.02mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	45d	1	1.06mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	45d	1	1.16mi
22 NE Hadley Way #1 College Place, WA	2.0	2.5	1150	$2,095	$1.82	45d	1	1.18mi
425 N 7th Ave Apt 2 Walla Walla, WA	4.0	2.5	1697	$1,795	$1.06	45d	1	1.32mi
2121 S 2nd Ave Apt 304 Walla Walla, WA	2.0	1.5	975	$1,530	$1.57	45d	1	1.34mi
420 Catherine St #3 Walla Walla, WA	2.0	1.0	890	$1,295	$1.46	45d	1	1.37mi
255 Elder Pl #3 College Place, WA	2.0	1.0	889	$1,415	$1.59	45d	1	1.39mi
310 SE 3rd St Unit 4 College Place, WA	2.0	1.0	1300	$1,300	$1.00	45d	1	1.49mi
218 E Whitman Dr Unit 1 College Place, WA	4.0	2.5	1485	$2,240	$1.51	45d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $99,500 Active 37 DOM
2. 2026-06-19
   days on market $99,500 Active 35 DOM
3. 2026-06-18
   days on market $99,500 Active 34 DOM
4. 2026-06-17
   days on market $99,500 Active 33 DOM
5. 2026-06-16
   days on market $99,500 Active 32 DOM
6. 2026-06-15
   days on market $99,500 Active 31 DOM
7. 2026-06-14
   days on market $99,500 Active 29 DOM
8. 2026-06-12
   days on market $99,500 Active 28 DOM
9. 2026-06-09
   days on market $99,500 Active 25 DOM
10. 2026-06-08
    days on market $99,500 Active 24 DOM
11. 2026-06-07
    days on market $99,500 Active 23 DOM
12. 2026-06-02
    days on market $99,500 Active 18 DOM
13. 2026-06-01
    days on market $99,500 Active 17 DOM
14. 2026-05-31
    days on market $99,500 Active 16 DOM
15. 2026-05-30
    days on market $99,500 Active 15 DOM
16. 2026-05-15
    listed $99,500 Active
17. 2025-06-27
    soldstatus $75,000 Closed
18. 2025-06-21
    status Pending
19. 2025-05-16
    price $79,900
20. 2025-04-16
    price $89,900
21. 2025-03-02
    listed $99,500 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: $505 · $42/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$470/yr (+$39/mo · 93.2%)

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

Taxation est. · year 1

• Rental income: $21,385
• − Mortgage interest: −$5,574
• − Property taxes: −$505
• − Insurance: −$498
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$2,895
• Taxable income: $8,493
• Est. tax owed @ 24.0%: −$2,038
• After-tax cash flow: $7,592/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: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• Metro: Walla Walla, 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

6 events — show timeline

• 2026-05-15 Listed $99,500 NWMLS as Distributed by MLS Grid
• 2025-06-27 Sold (MLS) $75,000 NWMLS as Distributed by MLS Grid
• 2025-06-21 Pending — NWMLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $79,900 NWMLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $89,900 NWMLS as Distributed by MLS Grid
• 2025-03-02 Listed $99,500 NWMLS as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2026): $505 · +8.6% YoY. Source: county tax records.