919 E St · Centralia, WA 98531

$179,900

3 bd · 1.0 ba · 1,390 sqft · SingleFamily public records · 14 Days on market

Built 1920 6,534 sqft lot Est $331k · 46% under

---

Why this score? — see what drove the C+ 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your hopes, dreams and toolbelt.   Buy a few more toolbelts, get a cooler full of cold drinks, invite your friends.   Cash offers only.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Other: Living area reported as 1,390 (tax record / calculated); Lot size approximately 0.15 acres
• Financial info: Listing terms: Cash

Exterior

• Parking: Detached garage with covered parking for 2 vehicles
• Security: Partially fenced
• Utilities: Electric energy source; Public water (City of Centralia); Sewer connected (City of Centralia); Power provided by City of Centralia
• Home design: Single-family residence; One-and-one-half story house; Built on lot; Has a view; Main-level entry
• Construction: Wood construction; Composition roof
• Exterior features: Wood exterior and wood products; Patio; Curbs, paved streets and sidewalks; Partially fenced lot

Interior

• Bedrooms: Three bedrooms total — two upstairs and one on the main level
• Bathrooms: One full bathroom with a bathtub
• Heating & cooling: Has heating (details in remarks); No central cooling
• Interior features: Partially fenced yard (security feature); Level topography; Main entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.9% vs local median 3.0% in Centralia — 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 81/100 on livability (#81 in WA, #1,497 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, cost of living A; Watch: schools C-, crime C-, employment F.
• Centralia School District (town): math 39% / reading 52% proficiency, ranked #187 of 291 in WA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 258 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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.
• Lewis County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $146k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $330,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 E 4th St	0.21mi	3/1.0	1,428 (+3%)	2mo	$315,000	$221	84
815 N Pearl St	0.12mi	2/1.5 (-1)	1,450 (+4%)	8mo	$345,000	$238	74
721 W 4th St	0.29mi	4/2.0 (+1)	1,480 (+6%)	1mo	$415,000	$280	66
1321 Central Blvd	0.43mi	2/1.0 (-1)	1,428 (+3%)	7mo	$289,950	$203	65
729 Euclid Way	0.49mi	2/2.0 (-1)	1,368 (-2%)	3mo	$330,000	$241	63
901 L St	0.44mi	3/1.0	1,550 (+12%)	1mo	$390,000	$252	59
429 N Buckner St	0.53mi	3/1.0	1,299 (-6%)	7mo	$353,000	$272	59
700 K St	0.41mi	2/1.0 (-1)	1,273 (-8%)	6mo	$330,000	$259	57
515 E Pine St	0.74mi	3/1.0	1,480 (+6%)	1mo	$350,000	$236	54
1431 Oxford Ave	0.68mi	3/1.0	1,290 (-7%)	3mo	$185,000	$143	54
1021 W 4th St	0.49mi	3/1.0	1,200 (-14%)	3mo	$282,500	$235	52
1222 Delaware Ave	0.49mi	3/1.0	1,200 (-14%)	4mo	$280,000	$233	51

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-14,175
• Equity at exit: $26,824

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $7,011
• Equity at exit: $15,554

Cash invested: $50,372 (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 98531

• Rents YoY: 3.0%
• Active inventory: 258
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$943
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $235

Break-even live

Break-even rent $1,567

Max offer price $179,900

Occupancy floor 82%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 B St Unit B Centralia, WA	3.0	3.0	1600	$2,375	$1.48	43d	1	0.26mi
701 H St Apt E Centralia, WA	2.0	1.0	1137	$1,500	$1.32	43d	1	0.27mi
701 H St Apt R Centralia, WA	2.0	1.5	1180	$1,500	$1.27	43d	1	0.27mi
1207 Windsor Ave Centralia, WA	3.0	1.0	1041	$2,100	$2.02	43d	1	0.53mi
1405 Lewis St Centralia, WA	2.0	1.5	1150	$1,650	$1.43	13d	1	0.91mi
507 S Rock St Centralia, WA	3.0	2.0	1100	$2,050	$1.86	43d	1	0.93mi
609 S Washington Ave Unit B Centralia, WA	3.0	2.0	1264	$2,300	$1.82	43d	1	1.03mi
2711 Niki LN Centralia, WA	3.0	2.0	1250	$2,100	$1.68	43d	1	1.49mi
2711 Niki Ln Bldg D8 Centralia, WA	3.0	2.5	1312	$2,100	$1.60	43d	1	1.50mi

Listing history 13 events

1. 2026-06-19
   days on market $179,900 Active 14 DOM
2. 2026-06-18
   days on market $179,900 Active 13 DOM
3. 2026-06-17
   days on market $179,900 Active 12 DOM
4. 2026-06-17
   price $179,900 Active 11 DOM
5. 2026-06-16
   days on market $189,900 Active 11 DOM
6. 2026-06-15
   days on market $189,900 Active 10 DOM
7. 2026-06-14
   days on market $189,900 Active 8 DOM
8. 2026-06-12
   days on market $189,900 Active 7 DOM
9. 2026-06-09
   days on market $189,900 Active 4 DOM
10. 2026-06-08
    days on market $189,900 Active 3 DOM
11. 2026-06-07
    days on market $189,900 Active 2 DOM
12. 2026-06-07
    remarks 141-char remark
13. 2026-06-07
    listed $189,900 Active 1 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: $2,637 · $220/mo
• Projected year-2 tax: $2,637 · $220/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,373
• − Mortgage interest: −$10,077
• − Property taxes: −$2,637
• − Insurance: −$900
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$5,233
• Taxable loss: −$54
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $2,830/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: Centralia School District
• NCES district ID: 5301140
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $38,851
• Composite: 40.17/100
• National rank: #7832
• State rank: #187 of 291 in WA

Livability — Centralia

• Score: 81/100
• State rank: #81
• US rank: #1497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, WA
• County: Lewis County · 27,337 people
• City population: 27,337
• Metro: Centralia, WA
• Population (ZIP): 27,337
• Household income: $63,406
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1000.0

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 16% Tagalog/Filipino 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -249.98%
• Current HPI: 378.6936
• Rent YoY: ▲ 3.00%
• Metro: Centralia, 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

+26.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $189,900 NWMLS as Distributed by MLS Grid
• 2005-12-07 Sold (Public Records) $146,250 Public Records
• 2005-12-07 Sold (MLS) $146,250 NWMLS as Distributed by MLS Grid
• 2005-07-24 Listed $150,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2026): $2,637 · +8.3% YoY. Source: county tax records.