968 NE Empire St · College Place, WA 99324

$80,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 35 Days on market

Built 1984 $87/sqft · 37% below area Est $126k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 3-bedroom, 2-bathroom mobile home is located in Sunset Villa. Recent updates include mini split systems for heating and cooling, hard flooring throughout with carpeting in one bedroom, an updated hall bathroom, a bright and open kitchen, and built-in shelving throughout the residence. Exterior features consist of a covered deck, a fully fenced yard with mature trees, a storage shed, new roof in 2019 and a covered carport area. The current lot rent is $225, and all prospective buyers are required to apply through the park office.

Key facts

• Covered deck
• Hard flooring
• Bright open kitchen

Tags

• MINI SPLIT SYSTEMS
• HARD FLOORING
• UPDATED HALL BATHROOM
• BRIGHT OPEN KITCHEN
• BUILT-IN SHELVING
• COVERED DECK

Property features AI

Finance

• Other: Calculated building area 924; Structure type: Manufactured house; Park approved for sale
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Land lease: $225

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water
• Home design: Manufactured home (single wide); Manufactured after 06/15/1976; One level; Faces north; Located in Sunset Villa park; Senior community
• Construction: Wood construction; Composition roof; Mobile home remains
• Exterior features: Wood products siding; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Has cooling
• Interior features: Kitchen without eating space; Living room; Utility room; Bath off primary; Patio/porch/deck
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 2.5% in College Place — 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 82/100 on livability (#71 in WA, #1,277 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D, amenities D-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).
• This rent runs 31% 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $22k; list at $80k implies a 264% gain — meaningful room to come down on a strong offer.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.04% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.20%
• DSCR: 2.92
• GRM: 4.1

CMA / ARV

• ARV (median comp): $126,000
• List price: $80,000
• Delta: -36.51%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 NE Della Ave	0.40mi	2/1.0 (-1)	938 (+2%)	4mo	$275,000	$293	67

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: 40.0%
• Equity multiple: 2.71×
• Total profit: $38,381
• Equity at exit: $11,928

10-year hold

• IRR: 46.3%
• Equity multiple: 5.44×
• Total profit: $99,481
• Equity at exit: $6,917

Cash invested: $22,400 (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 99324

• Home prices YoY: -17.6%
• Active inventory: 103
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$420
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $806

Break-even live

Break-even rent $609

Max offer price $80,000

Occupancy floor 46%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Kenwood St #205 Walla Walla, WA	2.0	1.0	845	$1,325	$1.57	43d	1	0.20mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	43d	1	0.44mi
255 Elder Pl #3 College Place, WA	2.0	1.0	889	$1,415	$1.59	43d	1	0.67mi
220 N College Ave College Place, WA	2.0	1.0	850	$1,150	$1.35	43d	1	0.87mi
211 SE 3rd St Unit Irisview 327-101 College Place, WA	2.0	1.0	800	$1,295	$1.62	43d	1	1.05mi
108 SE 6th St Apt 11 College Place, WA	2.0	1.0	720	$1,195	$1.66	43d	1	1.30mi
623 W Whitman Dr Unit 623 Whitman College Place, WA	2.0	1.5	900	$1,575	$1.75	43d	1	1.37mi
806 S College Ave College Place, WA	1.0–2.0	1.0–2.0	738	$1,750	$2.37	43d	3	1.45mi

Listing history 22 events

1. 2026-06-19
   days on market $80,000 Active 35 DOM
2. 2026-06-18
   days on market $80,000 Active 34 DOM
3. 2026-06-17
   days on market $80,000 Active 33 DOM
4. 2026-06-16
   days on market $80,000 Active 32 DOM
5. 2026-06-15
   days on market $80,000 Active 31 DOM
6. 2026-06-14
   days on market $80,000 Active 29 DOM
7. 2026-06-12
   days on market $80,000 Active 28 DOM
8. 2026-06-09
   days on market $80,000 Active 25 DOM
9. 2026-06-08
   days on market $80,000 Active 24 DOM
10. 2026-06-07
    days on market $80,000 Active 23 DOM
11. 2026-06-02
    days on market $80,000 Active 18 DOM
12. 2026-06-01
    days on market $80,000 Active 17 DOM
13. 2026-05-31
    days on market $80,000 Active 16 DOM
14. 2026-05-30
    days on market $80,000 Active 15 DOM
15. 2026-05-15
    listed $80,000 Active
16. 2018-08-24
    soldstatus $22,000
17. 2018-07-17
    listed $29,900
18. 2014-11-17
    soldstatus $21,500
19. 2014-05-15
    listed $21,500
20. 2011-02-08
    soldstatus $29,000
21. 2010-09-28
    soldstatus $20,000
22. 2007-08-14
    soldstatus $18,000

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$447/yr (+$37/mo · 132.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,556
• − Mortgage interest: −$4,481
• − Property taxes: −$337
• − Insurance: −$400
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$2,327
• Taxable income: $8,881
• Est. tax owed @ 24.0%: −$2,131
• After-tax cash flow: $7,546/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: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — College Place

• Score: 82/100
• State rank: #71
• US rank: #1277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Place, WA
• County: Walla Walla County · 52,990 people
• City population: 10,137
• Metro: Walla Walla, WA
• Population (ZIP): 10,137
• Household income: $62,839
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 400.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 6% Lithuanian 4% Portuguese 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.73%
• Current HPI: 326.0923
• Rent YoY: —
• Metro: Walla Walla, 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

+344.4% since first listed

8 events — show timeline

• 2026-05-15 Listed $80,000 NWMLS as Distributed by MLS Grid
• 2018-08-24 Sold (MLS) $22,000 NWMLS as Distributed by MLS Grid
• 2018-07-17 Listed $29,900 NWMLS as Distributed by MLS Grid
• 2014-11-17 Sold (MLS) $21,500 NWMLS as Distributed by MLS Grid
• 2014-05-15 Listed $21,500 NWMLS as Distributed by MLS Grid
• 2011-02-08 Sold (Public Records) $29,000 Public Records
• 2010-09-28 Sold (Public Records) $20,000 Public Records
• 2007-08-14 Sold (Public Records) $18,000 Public Records

Property tax history

+103.9%/yr

Latest (2026): $337 · -1.0% YoY. Source: county tax records.