1019 NE Empire St · College Place, WA 99324

$78,000

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 263 Days on market

Built 1975

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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
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully updated single-wide on a large, private lot with only one neighbor at the end of a quiet street. Inside, enjoy fresh paint, new flooring, and a fully remodeled bathroom with walk-in shower, soaking tub, and vanity. The kitchen boasts new cabinets and a stainless steel farmhouse sink, plus a new stackable washer/dryer. Comfort is ensured with new mini splits and the original heating/cooling system still in place. Upgrades include a new roof cap, insulation, new windows, and stylish landscaping with an outdoor fire pit. Lot rent is just $225. Furniture negotiable. Park in front and take in serene views from the kitchen window—affordable living meets modern comf

Key facts

• Soaking tub
• Large private lot
• New cabinets

Tags

• LARGE PRIVATE LOT
• FULLY REMODELED BATHROOM
• WALK-IN SHOWER
• SOAKING TUB
• NEW CABINETS
• STAINLESS STEEL FARMHOUSE SINK

Property features AI

Finance

• Other: Lot on a paved dead-end street with sidewalk
• Financial info: Land lease: $225; Listing terms: Cash
• HOA & community: Located in a senior community; Park-approved sale

Exterior

• Parking: Carport
• Utilities: Electric power; Public water; Public sewer; Pacific Power service
• Home design: Manufactured single-wide home (64 x 14 model: Bainbridge); One level; Flat roof; Good condition; Located in a senior community (Sunset Villa)
• Construction: Metal/vinyl construction
• Exterior features: Metal/vinyl exterior; Awnings; Landscaped yard; Patio/porch/deck

Interior

• Kitchen: Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Has cooling
• Interior features: Water heater (electric) with outdoor access panel; Jetted/soaking tub; Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 2.5% in College Place — 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 82/100 on livability (#71 in WA, #1,277 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D, amenities D-.
• 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: 103 active listings in the ZIP; 10 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; 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 $539 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 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 1975 — 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. 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: 1.83% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.33%
• DSCR: 2.62
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $262,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 NE Della Ave	0.44mi	2/1.0	938 (+5%)	4mo	$275,000	$293	69
63 Onyx St	0.49mi	2/1.0	768 (-14%)	2mo	$45,000	$59	52

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: 32.1%
• Equity multiple: 2.35×
• Total profit: $29,454
• Equity at exit: $11,630

10-year hold

• IRR: 39.1%
• Equity multiple: 4.65×
• Total profit: $79,786
• Equity at exit: $6,744

Cash invested: $21,840 (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 99324

• Home prices YoY: -17.6%
• Active inventory: 103
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$409
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $661

Break-even live

Break-even rent $591

Max offer price $78,000

Occupancy floor 49%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Kenwood St #205 Walla Walla, WA	2.0	1.0	845	$1,325	$1.57	44d	1	0.17mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	44d	1	0.45mi
255 Elder Pl #3 College Place, WA	2.0	1.0	889	$1,415	$1.59	44d	1	0.70mi
220 N College Ave College Place, WA	2.0	1.0	850	$1,150	$1.35	44d	1	0.91mi
43 NE Ash Ave #2 College Place, WA	1.0	1.0	819	$1,185	$1.45	44d	1	0.95mi
211 SE 3rd St Unit Irisview 327-101 College Place, WA	2.0	1.0	800	$1,295	$1.62	44d	1	1.08mi
108 SE 6th St #3 College Place, WA	1.0	1.0	550	$1,065	$1.94	44d	1	1.31mi
108 SE 6th St Apt 11 College Place, WA	2.0	1.0	720	$1,195	$1.66	44d	1	1.33mi
623 W Whitman Dr Unit 623 Whitman College Place, WA	2.0	1.5	900	$1,575	$1.75	44d	1	1.41mi
806 S College Ave College Place, WA	1.0–2.0	1.0–2.0	738	$1,750	$2.37	44d	3	1.47mi

Listing history 14 events

1. 2026-06-19
   days on market $78,000 Active 263 DOM
2. 2026-06-18
   days on market $78,000 Active 262 DOM
3. 2026-06-17
   days on market $78,000 Active 261 DOM
4. 2026-06-16
   days on market $78,000 Active 260 DOM
5. 2026-06-15
   days on market $78,000 Active 259 DOM
6. 2026-06-14
   days on market $78,000 Active 257 DOM
7. 2026-06-12
   days on market $78,000 Active 256 DOM
8. 2026-06-09
   days on market $78,000 Active 253 DOM
9. 2026-06-08
   days on market $78,000 Active 252 DOM
10. 2026-06-07
    days on market $78,000 Active 251 DOM
11. 2026-06-02
    days on market $78,000 Active 246 DOM
12. 2026-06-01
    days on market $78,000 Active 245 DOM
13. 2026-05-31
    days on market $78,000 Active 244 DOM
14. 2026-05-30
    days on market $78,000 Active 243 DOM

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$460/yr (+$38/mo · 151.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,137
• − Mortgage interest: −$4,369
• − Property taxes: −$304
• − Insurance: −$390
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$2,269
• Taxable income: $7,062
• Est. tax owed @ 24.0%: −$1,695
• After-tax cash flow: $6,240/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 — College Place

• Score: 82/100
• State rank: #71
• US rank: #1277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Place, WA
• County: Walla Walla County · 52,990 people
• City population: 10,137
• Metro: Walla Walla, WA
• Population (ZIP): 10,137
• Household income: $62,839
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 400.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 6% Lithuanian 4% Portuguese 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -69.73%
• Current HPI: 326.0923
• Rent YoY: —
• 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

5 events — show timeline

• 2026-05-29 Relisted — NWMLS as Distributed by MLS Grid
• 2025-12-03 Relisted — NWMLS as Distributed by MLS Grid
• 2025-11-17 Relisted — NWMLS as Distributed by MLS Grid
• 2025-11-10 Pending — NWMLS as Distributed by MLS Grid
• 2025-08-13 Listed $78,000 NWMLS as Distributed by MLS Grid

Property tax history

+113.7%/yr

Latest (2026): $304 · +18.8% YoY. Source: county tax records.