430 Glenwood Ave · Lyle, WA 98635

$329,000

2 bd · 2.0 ba · 1,220 sqft · Manufactured · 27 Days on market

Built 1987 7,840 sqft lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Columbia river views! Remodeled home with detached garage on large corner lot. New paint in and out. Spacious vaulted great-room concept with big windows to enjoy the views. New carpet, Remodeled kitchen with new cabinets, granite counters, Stainless steel appliances. dining space. Bedrooms spacious, remodeled bathrooms. Enclosed entry porch. Covered back deck, big fenced yard. 20 min the the Dalles or Hood river.

Key facts

• Private backyard
• Added mudroom
• Off-street parking

Tags

• PRIVATE CORNER-LOT HOME
• BEAUTIFUL RIVER VIEWS
• ADDED MUDROOM
• PRIVATE BACKYARD
• DETACHED GARAGE
• OFF-STREET PARKING

Property features AI

Finance

• Other: Property type: Residential (manufactured home on real property); Lot is paved access and ranges about 7,000 to 9,999 sq ft; Located at 430 Glenwood Ave, Lyle, WA

Exterior

• Parking: Off-street parking; Detached 1-car garage
• Utilities: Public water; Public sewer; Electric service and electric hot water
• Home design: Manufactured home on real property; Single-story (main living on one level); No notable view
• Construction: Built in 1987; T-111 siding; Composition roof; County-recorded building area: 1,220
• Exterior features: Covered deck; Fenced yard; RV parking; Workshop; Yard

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Microwave; Electric hot water
• Bedrooms: Primary bedroom (Main level); Second bedroom (Main level)
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Ductless heating (mini split); Mini split cooling
• Interior features: Vaulted ceilings; Vinyl flooring; Wall-to-wall carpet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $329k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (11.9% below list).
• Recommended offer: $290k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#361 in WA) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A; Watch: health & safety C-, employment D+, amenities F.
• Lyle School District (rural): math 30% / reading 35% proficiency, ranked #261 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dallesport Elementary (96 students, 82% FRL); Lyle Middle School (49 students, 84% FRL); Lyle High School (67 students, 75% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 active listings in the ZIP; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,822 (11.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.88% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-35,390
• Equity at exit: $49,055

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-8,073
• Equity at exit: $28,446

Cash invested: $92,120 (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 98635

• Home prices YoY: -24.4%
• Active inventory: 55
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,898 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $283

Break-even live

Break-even rent $2,540

Max offer price $329,000

Occupancy floor 85%

Sensitivity live

Price	-10% $470	-5% $376	+0% $283	+5% $190	+10% $97
Rent	-10% $54	-5% $169	+0% $283	+5% $398	+10% $512
Rate	-1.0pp $449	-0.5pp $367	base $283	+0.5pp $198	+1.0pp $111

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   pricedays on market $329,000 Active 27 DOM
2. 2026-06-21
   days on market $350,000 Active 26 DOM
3. 2026-06-19
   days on market $350,000 Active 24 DOM
4. 2026-06-18
   days on market $350,000 Active 23 DOM
5. 2026-06-17
   days on market $350,000 Active 22 DOM
6. 2026-06-16
   days on market $350,000 Active 21 DOM
7. 2026-06-15
   days on market $350,000 Active 20 DOM
8. 2026-06-14
   days on market $350,000 Active 18 DOM
9. 2026-06-12
   days on market $350,000 Active 17 DOM
10. 2026-06-09
    days on market $350,000 Active 14 DOM
11. 2026-06-08
    days on market $350,000 Active 13 DOM
12. 2026-06-07
    days on market $350,000 Active 12 DOM
13. 2026-06-05
    days on market $350,000 Active 9 DOM
14. 2026-06-02
    days on market $350,000 Active 7 DOM
15. 2026-06-01
    days on market $350,000 Active 6 DOM
16. 2026-05-31
    days on market $350,000 Active 5 DOM
17. 2026-05-30
    days on market $350,000 Active 4 DOM
18. 2026-05-26
    listed $350,000 Active
19. 2022-09-15
    soldstatus $289,000 Closed 417-char remark

    Show marketing remark (417 chars)

    Columbia river views! Remodeled home with detached garage on large corner lot. New paint in and out. Spacious vaulted great-room concept with big windows to enjoy the views. New carpet, Remodeled kitchen with new cabinets, granite counters, Stainless steel appliances. dining space. Bedrooms spacious, remodeled bathrooms. Enclosed entry porch. Covered back deck, big fenced yard. 20 min the the Dalles or Hood river.

20. 2022-07-30
    status Pending 417-char remark

    Show marketing remark (417 chars)

    Columbia river views! Remodeled home with detached garage on large corner lot. New paint in and out. Spacious vaulted great-room concept with big windows to enjoy the views. New carpet, Remodeled kitchen with new cabinets, granite counters, Stainless steel appliances. dining space. Bedrooms spacious, remodeled bathrooms. Enclosed entry porch. Covered back deck, big fenced yard. 20 min the the Dalles or Hood river.

21. 2022-07-25
    status Pending 417-char remark

    Show marketing remark (417 chars)

    Columbia river views! Remodeled home with detached garage on large corner lot. New paint in and out. Spacious vaulted great-room concept with big windows to enjoy the views. New carpet, Remodeled kitchen with new cabinets, granite counters, Stainless steel appliances. dining space. Bedrooms spacious, remodeled bathrooms. Enclosed entry porch. Covered back deck, big fenced yard. 20 min the the Dalles or Hood river.

22. 2022-07-22
    price $289,000 417-char remark

    Show marketing remark (417 chars)

    Columbia river views! Remodeled home with detached garage on large corner lot. New paint in and out. Spacious vaulted great-room concept with big windows to enjoy the views. New carpet, Remodeled kitchen with new cabinets, granite counters, Stainless steel appliances. dining space. Bedrooms spacious, remodeled bathrooms. Enclosed entry porch. Covered back deck, big fenced yard. 20 min the the Dalles or Hood river.

23. 2022-07-20
    listed $299,000 Active 417-char remark

    Show marketing remark (417 chars)

    Columbia river views! Remodeled home with detached garage on large corner lot. New paint in and out. Spacious vaulted great-room concept with big windows to enjoy the views. New carpet, Remodeled kitchen with new cabinets, granite counters, Stainless steel appliances. dining space. Bedrooms spacious, remodeled bathrooms. Enclosed entry porch. Covered back deck, big fenced yard. 20 min the the Dalles or Hood river.

24. 2021-07-09
    soldstatus $101,600

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $3,224 · $269/mo
• Expected delta: +$1,497/yr (+$125/mo · 86.7%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,779
• − Mortgage interest: −$18,429
• − Property taxes: −$1,727
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − Depreciation: −$9,571
• Taxable loss: −$2,158
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $3,917/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: Lyle School District
• NCES district ID: 5304590
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $44,641
• Composite: 30.49/100
• National rank: #11492
• State rank: #261 of 291 in WA

Livability — Lyle

• Score: 64/100
• State rank: #361
• US rank: #13734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyle, WA
• Population (ZIP): 2,033

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 7% Italian 6% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.22%
• Current HPI: 251.2278
• 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

+244.5% since first listed

7 events — show timeline

• 2026-05-26 Listed $350,000 RMLS
• 2022-09-15 Sold (MLS) $289,000 RMLS
• 2022-07-30 Pending — RMLS
• 2022-07-25 Pending — RMLS
• 2022-07-22 Price Changed $289,000 RMLS
• 2022-07-20 Listed $299,000 RMLS
• 2021-07-09 Sold (Public Records) $101,600 Public Records

Property tax history

+5.5%/yr

Latest (2026): $1,727 · +13.6% YoY. Source: county tax records.