1275 NE Valley Rd · Pullman, WA 99163

$165,000

2 bd · 1.0 ba · 2,091 sqft · SingleFamily public records · 30 Days on market

Built 1947 0.43 ac lot ↓ 13% since listing

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Why this score? — see what drove the D- 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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

Key facts

• Updated electrical
• Metered separately
• Updated plumbing

Tags

• BROUGHT DOWN TO THE STUDS
• METERED SEPARATELY
• WALKING DISTANCE TO WSU CAMPUS
• UPDATED PLUMBING
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (18.7% below list).
• Recommended offer: $134k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Zoned schools: Pullman High School (896 students, 31% FRL).
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $184k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,080 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $386,835
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1040 NE Lake St	0.26mi	3/2.0 (+1)	2,014 (-4%)	2mo	$195,000	$97	71
1105 NE Monroe St	0.33mi	3/2.0 (+1)	2,000 (-4%)	15mo	$360,000	$180	56
1455 NW Deane St	0.61mi	3/2.5 (+1)	2,135 (+2%)	13mo	$415,000	$194	46
1730 NE Lower Dr	0.31mi	2/2.0	2,398 (+15%)	23mo	$442,000	$184	38
320 NW Joe St	0.71mi	3/3.0 (+1)	2,160 (+3%)	20mo	$400,000	$185	32
240 NW Harrison St	0.69mi	3/2.0 (+1)	1,871 (-10%)	20mo	$370,000	$198	25
1700 NW Kenny Dr	0.74mi	3/2.0 (+1)	1,798 (-14%)	17mo	$335,000	$186	19

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: -23.1%
• Equity multiple: 0.20×
• Total profit: $-36,812
• Equity at exit: $24,602

10-year hold

• IRR: -16.4%
• Equity multiple: 0.07×
• Total profit: $-43,163
• Equity at exit: $14,266

Cash invested: $46,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$238 /mo · $2,858/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-169

Break-even live

Break-even rent $1,554

Max offer price $135,234

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 NE Williams St Pullman, WA	3.0	2.0	1800	$1,500	$0.83	43d	1	0.09mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	43d	1	1.00mi

Listing history 15 events

1. 2026-04-03
   status Pending 295-char remark

   Show marketing remark (295 chars)

   Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

2. 2026-04-03
   status Pending

   Show marketing remark (295 chars)

   Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

3. 2026-04-03
   price $165,000

   Show marketing remark (295 chars)

   Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

4. 2026-04-03
   price $165,000 295-char remark

   Show marketing remark (295 chars)

   Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

5. 2026-03-19
   price $339,000

   Show marketing remark (295 chars)

   Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

6. 2026-03-19
   price $339,000 295-char remark

   Show marketing remark (295 chars)

   Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

7. 2026-03-04
   listed $349,000 Active 295-char remark

   Show marketing remark (295 chars)

   Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

8. 2026-03-04
   listed $349,000 Active

   Show marketing remark (295 chars)

   Attn Investors: Here is your next project. Home has brought down to the studs and repaired, ready to be finished out however you see fit. This one is metered separately for an awesome duplex. Now in short sale status sold as-is with no repairs or warranties. Short sale subject to bank approval.

9. 2022-02-08
   soldstatus $384,000 508-char remark

   Show marketing remark (508 chars)

   MLS# 255125 College Hill Property. .. 18,925 Sqft (R3 - Medium Density Multi-Family Zoned) on Pullman's Valley Road. This property has been divided into two parcels. One with a 7 bdrm house (Potential 6 bdrm duplex) - 3 bedroom, 2 bath up and 4 bedroom 1 bath down * if used as duplex only 6 bed and LR down). Parcel# 2 features a 13,470 Sqft lot with a medium slope and potentially room for 3 additional duplex units or approx. 24 bedroom suites. * This property also listed under Multi-Family - MLS#254968

10. 2021-07-12
    listed $430,000 508-char remark

    Show marketing remark (508 chars)

    MLS# 255125 College Hill Property. .. 18,925 Sqft (R3 - Medium Density Multi-Family Zoned) on Pullman's Valley Road. This property has been divided into two parcels. One with a 7 bdrm house (Potential 6 bdrm duplex) - 3 bedroom, 2 bath up and 4 bedroom 1 bath down * if used as duplex only 6 bed and LR down). Parcel# 2 features a 13,470 Sqft lot with a medium slope and potentially room for 3 additional duplex units or approx. 24 bedroom suites. * This property also listed under Multi-Family - MLS#254968

11. 2021-07-12
    listed $430,000

    Show marketing remark (508 chars)

    MLS# 255125 College Hill Property. .. 18,925 Sqft (R3 - Medium Density Multi-Family Zoned) on Pullman's Valley Road. This property has been divided into two parcels. One with a 7 bdrm house (Potential 6 bdrm duplex) - 3 bedroom, 2 bath up and 4 bedroom 1 bath down * if used as duplex only 6 bed and LR down). Parcel# 2 features a 13,470 Sqft lot with a medium slope and potentially room for 3 additional duplex units or approx. 24 bedroom suites. * This property also listed under Multi-Family - MLS#254968

12. 2013-10-04
    soldstatus $198,000
13. 2013-07-16
    listed $215,000
14. 2007-01-30
    soldstatus $175,000
15. 2006-11-28
    listed $189,900

ⓘ 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: $2,858 · $238/mo
• Projected year-2 tax: $2,858 · $238/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 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,090
• − Mortgage interest: −$9,243
• − Property taxes: −$2,858
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$4,800
• Taxable loss: −$4,877
• Est. tax savings @ 24.0%: +$1,170
• After-tax cash flow: $-852/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

-13.1% since first listed

15 events — show timeline

• 2026-04-03 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-04-03 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $165,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $165,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $339,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $339,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-04 Listed $349,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-04 Listed $349,000 SPOKANEMLS as Distributed by MLS Grid
• 2022-02-08 Sold (MLS) $384,000 PACMLS
• 2021-07-12 Listed $430,000 PACMLS
• 2021-07-12 Listed $430,000 PACMLS
• 2013-10-04 Sold (MLS) $198,000 PACMLS
• 2013-07-16 Listed $215,000 PACMLS
• 2007-01-30 Sold (MLS) $175,000 PACMLS
• 2006-11-28 Listed $189,900 PACMLS

Property tax history

-0.1%/yr

Latest (2021): $2,858 · +1.7% YoY. Source: county tax records.