332 High St · Pomeroy, WA 99347

$73,600

2 bd · 1.0 ba · 767 sqft · SingleFamily · 111 Days on market

Built 1930 7,405 sqft lot $96/sqft · 14% below area Est $85k · 14% under ↓ 20% 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 +27.0/30.0
• ARV discount +13.6/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks MLS

HUD Home. Great opportunity for investors or buyers looking to build equity! This 2-bedroom home in Pomeroy, WA offers solid potential with a functional layout and a large enclosed porch providing additional usable space. Detached workshop adds value and versatility for hobbies, storage, or projects. Property needs repairs and updating, making it ideal for renovation or customization. Located in a small-town setting with convenient access to local amenities. Sold AS-IS. Buyer to verify all information.

Key facts

• Large enclosed porch
• Detached workshop
• Small-town setting

Tags

• LARGE ENCLOSED PORCH
• DETACHED WORKSHOP
• SMALL-TOWN SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#255 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Pomeroy School District (rural): math 50% / reading 65% proficiency, ranked #85 of 291 in WA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 3 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $509 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,976 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
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: 1.19% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $85,116
• List price: $73,600
• Delta: -13.53%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Hill St	0.17mi	2/1.0	768 (+0%)	10mo	$69,000	$90	84
134 Hill St	0.15mi	2/1.0	760 (-1%)	13mo	$145,000	$191	81
290 Hill St	0.07mi	2/1.0	660 (-14%)	17mo	$48,000	$73	59
1122 Arlington St	0.56mi	2/1.0	848 (+11%)	18mo	$85,000	$100	41

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,236
• Equity at exit: $10,974

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $18,022
• Equity at exit: $6,364

Cash invested: $20,608 (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 99347

• Home prices YoY: -3.1%
• Active inventory: 32
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$386
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $207

Break-even live

Break-even rent $615

Max offer price $73,600

Occupancy floor 71%

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: $18,400
• Closing costs: $2,208
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   status Pending 507-char remark

   Show marketing remark (507 chars)

   HUD Home. Great opportunity for investors or buyers looking to build equity! This 2-bedroom home in Pomeroy, WA offers solid potential with a functional layout and a large enclosed porch providing additional usable space. Detached workshop adds value and versatility for hobbies, storage, or projects. Property needs repairs and updating, making it ideal for renovation or customization. Located in a small-town setting with convenient access to local amenities. Sold AS-IS. Buyer to verify all information.

2. 2026-04-04
   price $73,600 507-char remark

   Show marketing remark (507 chars)

   HUD Home. Great opportunity for investors or buyers looking to build equity! This 2-bedroom home in Pomeroy, WA offers solid potential with a functional layout and a large enclosed porch providing additional usable space. Detached workshop adds value and versatility for hobbies, storage, or projects. Property needs repairs and updating, making it ideal for renovation or customization. Located in a small-town setting with convenient access to local amenities. Sold AS-IS. Buyer to verify all information.

3. 2026-03-03
   price $82,800 507-char remark

   Show marketing remark (507 chars)

   HUD Home. Great opportunity for investors or buyers looking to build equity! This 2-bedroom home in Pomeroy, WA offers solid potential with a functional layout and a large enclosed porch providing additional usable space. Detached workshop adds value and versatility for hobbies, storage, or projects. Property needs repairs and updating, making it ideal for renovation or customization. Located in a small-town setting with convenient access to local amenities. Sold AS-IS. Buyer to verify all information.

4. 2026-01-15
   listed $92,000 Active 507-char remark

   Show marketing remark (507 chars)

   HUD Home. Great opportunity for investors or buyers looking to build equity! This 2-bedroom home in Pomeroy, WA offers solid potential with a functional layout and a large enclosed porch providing additional usable space. Detached workshop adds value and versatility for hobbies, storage, or projects. Property needs repairs and updating, making it ideal for renovation or customization. Located in a small-town setting with convenient access to local amenities. Sold AS-IS. Buyer to verify all information.

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,520
• − Mortgage interest: −$4,123
• − Property taxes: −$831
• − Insurance: −$368
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,141
• Taxable income: $1,374
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,150/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: Pomeroy School District
• NCES district ID: 5306780
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $47,506
• Composite: 50.45/100
• National rank: #4004
• State rank: #85 of 291 in WA

Livability — Pomeroy

• Score: 69/100
• State rank: #255
• US rank: #8216

Category grades

Amenities F Commute F Cost of living A+ 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: Pomeroy, WA
• Population (ZIP): 2,467

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 2,251 people
• By 2030: 2,244 · -0.3%
• By 2040: 2,212 · -1.7%
• By 2050: 2,249 · -0.1%
• By 2075: 2,456 · +9.1%
• By 2100: 2,527 · +12.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Portuguese 4% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+47.9) · D 24.6% · R 72.5% · Other 3.0%
• 2008→2024 swing: -5.4pp toward R · 2008: -42.5pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+47.2 2016: R+45.9 2012: R+45.3 2008: R+42.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.31%
• Current HPI: 260.1979
• 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

-20.0% since first listed

4 events — show timeline

• 2026-05-06 Pending — IMLS
• 2026-04-04 Price Changed $73,600 IMLS
• 2026-03-03 Price Changed $82,800 IMLS
• 2026-01-15 Listed $92,000 IMLS

Property tax history

+8.6%/yr

Latest (2026): $831 · +7.4% YoY. Source: county tax records.