110 E Weile Ave Apt 1 · Spokane, WA 99208

$159,900

2 bd · 1.0 ba · 765 sqft · Condo public records · 12 Days on market

Built 1979

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR VOLUME ONLY

Key facts

• Bbq area
• Main floor condo
• Close to shopping

Tags

• MAIN FLOOR CONDO
• LOW MAINTENANCE
• MANICURED COMMUNITY PARK
• BBQ AREA
• CLOSE TO SHOPPING
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Financial info: Property classified as lender-owned
• HOA & community: On-site maintenance; Pet amenities

Exterior

• Parking: Detached garage; 1 garage space
• Home design: Residential condominium; Two-story structure; Entry level: Ground level
• Construction: Stucco construction; Composition roof
• Exterior features: Paved road frontage; Located on a city street

Interior

• Kitchen: Free-standing range; Dishwasher
• Bedrooms: 2 bedrooms
• Heating & cooling: Electric heating; Baseboard heating
• Interior features: Utility room; Ground-level unit; On-site maintenance; Pet amenities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (16.3% below list).
• Recommended offer: $134k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#93 in WA, #1,822 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Spokane School District (urban): math 47% / reading 58% proficiency, ranked #136 of 291 in WA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Linwood Elementary (513 students, 80% FRL); Garry Middle School (569 students, 88% FRL); Rogers High School (1,536 students, 83% FRL) — zoned schools average 83% FRL vs 50% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 466 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

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.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y ago 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 $97k; list at $160k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $133,832 (16.3% 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.99%
• DSCR: 0.60
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -36.0%
• Equity multiple: -0.13×
• Total profit: $-50,417
• Equity at exit: $23,842

10-year hold

• IRR: -75.6%
• Equity multiple: -0.87×
• Total profit: $-83,625
• Equity at exit: $13,825

Cash invested: $44,772 (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 99208

• Rents YoY: 0.5%
• Active inventory: 466
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$839
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$67
• HOA est. from 2 same-building comps: −$335
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-335

Break-even live

Break-even rent $1,763

Max offer price $100,635

Occupancy floor —

Sensitivity live

Price	-10% $-245	-5% $-290	+0% $-335	+5% $-381	+10% $-426
Rent	-10% $-441	-5% $-388	+0% $-335	+5% $-283	+10% $-230
Rate	-1.0pp $-255	-0.5pp $-295	base $-335	+0.5pp $-377	+1.0pp $-419

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7024 N Colton St Spokane, WA	2.0	2.0	1082	$1,385	$1.28	15d	1	0.10mi
121 E Wedgewood Ave Spokane, WA	1.0–3.0	1.0–1.5	833	$1,205	$1.45	15d	17	0.18mi
7001 N Atlantic St Spokane, WA	1.0	1.0	600	$995	$1.66	25d	1	0.31mi
6603 N Standard St Unit 6605 Spokane, WA	2.0	1.0	750	$1,200	$1.60	25d	1	0.44mi
6601 N Atlantic St Unit 6625 Spokane, WA	2.0	1.0	697	$1,000	$1.43	15d	1	0.45mi
617 E Houston Ave Unit HH340 Spokane, WA	2.0	1.0	710	$1,100	$1.55	15d	1	0.55mi
6980 N Nevada St Spokane, WA	1.0–2.0	1.0	622	$1,383	$2.22	25d	1	0.58mi
901 E Holyoke Ave Spokane, WA	1.0	1.0	588	$1,075	$1.83	25d	3	0.60mi
6203 N Astor St Spokane, WA	2.0	1.0	1100	$1,400	$1.27	15d	1	0.61mi
6203 N Astor St Unit 2 Spokane, WA	2.0	1.5	1100	$1,400	$1.27	23d	1	0.61mi
910 E Holyoke Ave Spokane, WA	1.0–2.0	1.0	755	$1,425	$1.89	15d	4	0.62mi
1015 E Cozza Dr Unit 167 Spokane, WA	1.0	1.0	660	$1,050	$1.59	25d	1	0.63mi
1015 E Cozza Dr Unit 160 Spokane, WA	1.0	1.0	660	$1,010	$1.53	25d	1	0.63mi
1015 E Cozza Dr Unit 14 Spokane, WA	2.0	1.0	902	$1,110	$1.23	25d	1	0.65mi
1015 E Cozza Dr Unit 65 Spokane, WA	1.0	1.0	660	$1,065	$1.61	15d	1	0.65mi
1015 E Cozza Dr Unit 41 Spokane, WA	1.0	1.0	660	$1,065	$1.61	25d	1	0.65mi
1015 E Cozza Dr Unit 165 Spokane, WA	1.0	1.0	660	$1,010	$1.53	15d	1	0.65mi
1011 E Sharpsburg Ave Unit 494 Spokane, WA	2.0	1.0	902	$1,150	$1.27	25d	1	0.67mi
6029 N Mayfair St Unit 7 Spokane, WA	1.0	1.0	725	$1,025	$1.41	15d	1	0.69mi
1011 E Sharpsburg Ave Unit 574 Spokane, WA	1.0	1.0	660	$1,065	$1.61	25d	1	0.69mi
6107 N Standard St Spokane, WA	2.0	1.5	850	$2,350	$2.76	25d	1	0.70mi
6018 N Ruby St #8 Spokane, WA	2.0	1.0	600	$995	$1.66	15d	1	0.71mi
8422 N Mayfair St Unit 2 Spokane, WA	2.0	1.0	800	$1,195	$1.49	25d	1	0.83mi
7808 N Morton St Unit 631 Spokane, WA	1.0	1.0	660	$1,050	$1.59	25d	1	0.86mi
39 E Mayfair Ct Apt 2 Spokane, WA	2.0	1.0	850	$995	$1.17	45d	1	0.89mi
20 E Pineridge Ct Spokane, WA	1.0	1.0	625	$1,375	$2.20	25d	2	0.90mi
636 E Magnesium Rd Spokane, WA	1.0–3.0	1.0–3.0	1053	$1,780	$1.69	15d	12	0.96mi
401 E Magnesium Rd Spokane, WA	1.0–2.0	1.0	730	$1,290	$1.77	45d	4	0.97mi
8719 N Hill N Dale St Spokane, WA	1.0–3.0	1.0–1.5	850	$1,356	$1.59	15d	8	0.99mi
508 W Shasta Way Unit 11 Spokane, WA	2.0	2.0	785	$1,150	$1.46	25d	1	1.01mi
508 W Shasta Way Spokane, WA	2.0	2.0	785	$1,150	$1.46	45d	1	1.02mi
8424 N Nevada St Unit 412 Spokane, WA	1.0	1.0	660	$1,010	$1.53	45d	1	1.02mi
8424 N Nevada St Unit 54 Spokane, WA	1.0	1.0	660	$1,050	$1.59	25d	1	1.02mi
8424 N Nevada St Apt 314 Spokane, WA	1.0	1.0	660	$1,065	$1.61	45d	1	1.02mi
1718 E Lincoln Rd Spokane, WA	1.0–2.0	1.0–2.0	975	$1,795	$1.84	15d	10	1.05mi
8424 N Nevada St Unit 308 Spokane, WA	1.0	1.0	660	$1,065	$1.61	25d	1	1.07mi
849 E Magnesium Rd Spokane, WA	1.0–3.0	1.0–2.0	931	$1,512	$1.62	15d	6	1.13mi
8909 N Colton St Unit 66 Spokane, WA	2.0	1.0	856	$1,055	$1.23	15d	1	1.13mi
8909 N Colton St Apt 43 Spokane, WA	2.0	1.0	856	$1,045	$1.22	45d	1	1.13mi
8909 N Colton St Unit 89 Spokane, WA	2.0	1.0	856	$1,045	$1.22	15d	1	1.13mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-13
   status Pending
2. 2026-05-01
   listed $159,900 Active
3. 2026-04-30
   historical
4. 2026-03-31
   price $169,900
5. 2026-02-18
   status Active
6. 2026-02-12
   listed $189,900 Active
7. 2004-07-02
   soldstatus $96,685
8. 2004-06-22
   soldstatus $96,685 15-char remark

   Show marketing remark (15 chars)

   FOR VOLUME ONLY

9. 2004-06-22
   listed $96,685 15-char remark

   Show marketing remark (15 chars)

   FOR VOLUME ONLY

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $1,831 · $153/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,060
• − Mortgage interest: −$8,957
• − Property taxes: −$1,831
• − Insurance: −$800
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − HOA: −$4,020
• − Depreciation: −$4,652
• Taxable loss: −$6,769
• Est. tax savings @ 24.0%: +$1,625
• After-tax cash flow: $-2,401/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: Spokane School District
• NCES district ID: 5308250
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $43,187
• Composite: 46.1/100
• National rank: #5477
• State rank: #136 of 291 in WA

Livability — Spokane

• Score: 80/100
• State rank: #93
• US rank: #1822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spokane, WA
• County: Spokane County · 496,401 people
• City population: 298,820
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 58,669
• Household income: $88,599
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1832.0

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 5% Black 2% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -392.58%
• Current HPI: 324.2299
• Rent YoY: ▲ 0.46%
• Metro: Spokane-Spokane Valley, 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

+65.4% since first listed

9 events — show timeline

• 2026-05-13 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-05-01 Listed $159,900 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $169,900 SPOKANEMLS as Distributed by MLS Grid
• 2026-02-18 Relisted — SPOKANEMLS as Distributed by MLS Grid
• 2026-02-12 Listed $189,900 SPOKANEMLS as Distributed by MLS Grid
• 2004-07-02 Sold (Public Records) $96,685 Public Records
• 2004-06-22 Listed $96,685 SPOKANEMLS as Distributed by MLS Grid
• 2004-06-22 Sold (MLS) $96,685 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2026): $1,831 · +3.8% YoY. Source: county tax records.