380 Elmer City Access Rd · Elmer City, WA 99116

$95,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 57 Days on market

Built 1973 0.70 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Perched above street level, this property offers a sense of privacy and peaceful seclusion, with scenic views overlooking the river and the surrounding neighborhood below. The manufactured home is in need of significant TLC, presenting a great opportunity for investors, renovators, or buyers looking to create their own vision. What truly sets this property apart is the setting, elevated for both perspective and privacy along with a generously sized shop, perfect for storage, hobbies, or workspace needs. A gated entrance adds to the secluded feel, making this a unique find with plenty of potential. Bring your ideas and unlock the possibilities of this one-of-a-kind property.

Key facts

• Gated entrance
• Scenic views
• Elevated setting

Tags

• SCENIC VIEWS
• ELEVATED SETTING
• GENEROUSLY SIZED SHOP
• GATED ENTRANCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#448 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Grand Coulee Dam School District (rural): math 26% / reading 38% proficiency, ranked #262 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 234 units permitted in Okanogan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Okanogan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 6.3

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: 24.8%
• Equity multiple: 2.41×
• Total profit: $37,443
• Equity at exit: $42,716

10-year hold

• IRR: 25.6%
• Equity multiple: 4.64×
• Total profit: $96,793
• Equity at exit: $65,831

Cash invested: $26,600 (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 99116

• Active inventory: 17
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $409

Break-even live

Break-even rent $734

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 57 DOM
2. 2026-06-17
   days on market $95,000 Active 56 DOM
3. 2026-06-16
   days on market $95,000 Active 55 DOM
4. 2026-06-15
   days on market $95,000 Active 54 DOM
5. 2026-06-15
   days on market $95,000 Active 53 DOM
6. 2026-06-13
   days on market $95,000 Active 52 DOM
7. 2026-06-12
   days on market $95,000 Active 51 DOM
8. 2026-06-09
   days on market $95,000 Active 48 DOM
9. 2026-06-08
   days on market $95,000 Active 47 DOM
10. 2026-06-08
    days on market $95,000 Active 46 DOM
11. 2026-06-07
    days on market $95,000 Active 45 DOM
12. 2026-06-03
    days on market $95,000 Active 42 DOM
13. 2026-06-02
    days on market $95,000 Active 41 DOM
14. 2026-06-01
    days on market $95,000 Active 40 DOM
15. 2026-05-31
    days on market $95,000 Active 39 DOM
16. 2026-04-22
    listed $95,000 Active

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$428/yr (+$36/mo · 85.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 9/10 Extreme 15 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,013
• − Mortgage interest: −$5,321
• − Property taxes: −$503
• − Insurance: −$475
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,764
• Taxable income: $3,548
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $4,052/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: Grand Coulee Dam School District
• NCES district ID: 5303130
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $46,635
• Composite: 30.27/100
• National rank: #11563
• State rank: #262 of 291 in WA

Livability — Elmer City

• Score: 61/100
• State rank: #448
• US rank: #18233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 296
• Population (ZIP): 1,649

Population outlook (Okanogan County) Hauer SSP2

• Today (2025): 40,288 people
• By 2030: 39,265 · -2.5%
• By 2040: 37,110 · -7.9%
• By 2050: 35,389 · -12.2%
• By 2075: 31,609 · -21.5%
• By 2100: 26,647 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 49% Native American 38% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Portuguese 3% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, India
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 2%

Political lean MEDSL · Okanogan

• 2024 margin: R (+15.0) · D 41.1% · R 56.0% · Other 2.9%
• 2008→2024 swing: -8.0pp toward R · 2008: -7.0pp · 2024: -15.0pp
• All cycles: 2024: R+15.0 2020: R+13.8 2016: R+21.3 2012: R+14.8 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-04-22 Listed $95,000 NWMLS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2026): $503 · -0.4% YoY. Source: county tax records.