35717 N Spotted Rd #25 · Clayton, WA 99110

$49,500

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 5 Days on market

Built 1979 $63/sqft · 7% below area Est $53k · 7% 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 +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Appreciation +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Welcome Home! This adorable home has been lovingly card for and well maintained with newer appliances and vinyl windows. Relax on the inviting porch and take in the beauty of the adjoining landscaped gardens. THe home features two bedrooms and a comfortable floor plan. Conveniently located. Come and se this great little home today.

Key facts

• Covered porch
• Landscaped yard
• Convenient location

Tags

• COVERED PORCH
• LANDSCAPED YARD
• LARGE STORAGE SHED
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Address: 35717 N Spotted Rd #25, Clayton, WA 99110
• HOA & community: Located in North Vista park; Land lease: $425/month

Exterior

• Parking: Carport (1 space)
• Utilities: High-speed internet available
• Home design: Manufactured home (Tamarack); Single-story; Manufactured house structure
• Construction: Steel frame construction; Metal roof; Skirted foundation
• Exterior features: Treed lot; Level lot; Paved road frontage; City street access; Private road access

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 2 bedrooms
• Heating & cooling: Electric heating; Forced air; Heat pump; Central air conditioning
• Interior features: Utility room; Skirted foundation
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $50k).

Location & tenants

• Location reads 48/100 on livability (#585 in WA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B; Watch: employment D+, amenities F, commute F.
• Deer Park School District (rural): math 52% / reading 66% proficiency, ranked #74 of 291 in WA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Arcadia Elementary (466 students, 56% FRL); Deer Park High School (716 students, 52% FRL).
• Market conditions: 25 active listings in the ZIP; 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $342 of loan paydown is wiped out by about $678 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.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Recommended offer $49,500

Questions for the listing agent

1. Built in 1979 — 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. 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?
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: 1.94% ✓
• Cap rate: 17.40%
• Cash-on-cash: 39.67%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

• ARV (median comp): $53,000
• List price: $49,500
• Delta: -6.60%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35717 N Spotted Rd #25	0.00mi	2/1.0	784 (0%)	1mo	$53,000	$68	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 2.78×
• Total profit: $24,622
• Equity at exit: $11,074

10-year hold

• IRR: 43.2%
• Equity multiple: 5.49×
• Total profit: $62,172
• Equity at exit: $10,898

Cash invested: $13,860 (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 99110

• Home prices YoY: -0.4%
• Active inventory: 25
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $458

Break-even live

Break-even rent $381

Max offer price $49,500

Occupancy floor 47%

Sensitivity live

Price	-10% $486	-5% $472	+0% $458	+5% $444	+10% $430
Rent	-10% $382	-5% $420	+0% $458	+5% $496	+10% $534
Rate	-1.0pp $483	-0.5pp $471	base $458	+0.5pp $445	+1.0pp $432

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 757-char remark
2. 2026-05-13
   listed $49,500 Active 757-char remark
3. 2019-07-29
   soldstatus $24,500 Sold 334-char remark

   Show marketing remark (334 chars)

   Welcome Home! This adorable home has been lovingly card for and well maintained with newer appliances and vinyl windows. Relax on the inviting porch and take in the beauty of the adjoining landscaped gardens. THe home features two bedrooms and a comfortable floor plan. Conveniently located. Come and se this great little home today.

4. 2019-07-18
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Welcome Home! This adorable home has been lovingly card for and well maintained with newer appliances and vinyl windows. Relax on the inviting porch and take in the beauty of the adjoining landscaped gardens. THe home features two bedrooms and a comfortable floor plan. Conveniently located. Come and se this great little home today.

5. 2019-07-02
   listed $25,000 New 334-char remark

   Show marketing remark (334 chars)

   Welcome Home! This adorable home has been lovingly card for and well maintained with newer appliances and vinyl windows. Relax on the inviting porch and take in the beauty of the adjoining landscaped gardens. THe home features two bedrooms and a comfortable floor plan. Conveniently located. Come and se this great little home today.

ⓘ 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: $248 · $21/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$238/yr (+$20/mo · 95.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,530
• − Mortgage interest: −$2,773
• − Property taxes: −$248
• − Insurance: −$248
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$1,440
• Taxable income: $4,977
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,304/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: Deer Park School District
• NCES district ID: 5302070
• Math proficiency: 52% ▼ -1.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $47,808
• Composite: 51.66/100
• National rank: #3620
• State rank: #74 of 291 in WA

Livability — Clayton

• Score: 48/100
• State rank: #585
• US rank: #26116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,592

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 (92%)
• Race & ethnicity: White 92% Two or more races 5%
• Common ancestry: Slovak 7% Serbian 3% Scottish 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -1.37%
• Current HPI: 333.4505
• 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

+112.0% since first listed

6 events — show timeline

• 2026-05-27 Sold (MLS) $53,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-05-18 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-05-13 Listed $49,500 SPOKANEMLS as Distributed by MLS Grid
• 2019-07-29 Sold (MLS) $24,500 SPOKANEMLS as Distributed by MLS Grid
• 2019-07-18 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2019-07-02 Listed $25,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+22.0%/yr

Latest (2026): $248 · -11.7% YoY. Source: county tax records.