136 4th St · Roslyn, WA 98941

$259,000

4 bd · 2.0 ba · 2,060 sqft · SingleFamily public records · 49 Days on market

Built 1925 3,750 sqft lot $126/sqft · 48% below area Est $498k · 48% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a classic Roslyn home with personality and potential? This 4-bedroom, 2-bath Craftsman is ready for your creative touch! With original fir floors, a welcoming covered front porch, and a walkable location just two blocks from town, it’s brimming with charm. Nestled above the Coal Mines Trail & Roslyn Park, this fixer offers space to dream big and bring your vision to life.

Key facts

• Covered front porch
• Original fir floors
• Roslyn park

Tags

• ORIGINAL FIR FLOORS
• COVERED FRONT PORCH
• WALKABLE LOCATION
• COAL MINES TRAIL
• ROSLYN PARK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.2% in Roslyn — 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 71/100 on livability (#237 in WA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A-, amenities B+; Watch: crime C-, cost of living D+, commute F.
• Cle Elum-Roslyn School District (town): math 45% / reading 60% proficiency, ranked #126 of 291 in WA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 433 units permitted in Kittitas County in 2024 (23 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 $8k of value loss. Plan a longer hold.
• Kittitas County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $259k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1925 — 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. 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: 1.09% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $497,719
• List price: $259,000
• Delta: -47.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 S 7th St	0.07mi	3/2.0 (-1)	2,036 (-1%)	8mo	$370,000	$182	83
204 W Alaska Ave	0.32mi	4/1.5	2,150 (+4%)	2mo	$335,000	$156	74
124 4th St	0.06mi	3/2.5 (-1)	1,784 (-13%)	18mo	$699,000	$392	53
41 Blackberry Ct	0.69mi	3/2.5 (-1)	2,324 (+13%)	0mo	$1,565,000	$673	39
408 S 2nd St	0.49mi	4/1.5	1,812 (-12%)	21mo	$650,000	$359	38
617 S 1st St	0.73mi	3/1.0 (-1)	1,776 (-14%)	10mo	$545,000	$307	25

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-4,163
• Equity at exit: $38,618

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $44,927
• Equity at exit: $22,394

Cash invested: $72,520 (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 98941

• Home prices YoY: -13.9%
• Active inventory: 26
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,834 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $594

Break-even live

Break-even rent $2,082

Max offer price $259,000

Occupancy floor 74%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 W 5th St Roslyn, WA	3.0	2.5	1800	$2,650	$1.47	44d	1	0.11mi
407 SEVENTH ST Roslyn, WA	4.0	2.0	1900	$2,800	$1.47	44d	1	0.40mi
8041 State Route 903 Ronald, WA	4.0	2.0	1700	$2,400	$1.41	18d	1	1.42mi
261 Portal Ct Cle Elum, WA	3.0	4.0	2850	$6,500	$2.28	15d	1	1.46mi

Listing history 18 events

1. 2026-06-19
   days on market $259,000 Active 49 DOM
2. 2026-06-18
   days on market $259,000 Active 48 DOM
3. 2026-06-17
   days on market $259,000 Active 47 DOM
4. 2026-06-16
   days on market $259,000 Active 46 DOM
5. 2026-06-15
   days on market $259,000 Active 45 DOM
6. 2026-06-14
   days on market $259,000 Active 43 DOM
7. 2026-06-12
   days on market $259,000 Active 42 DOM
8. 2026-06-09
   days on market $259,000 Active 39 DOM
9. 2026-06-08
   days on market $259,000 Active 38 DOM
10. 2026-06-07
    days on market $259,000 Active 37 DOM
11. 2026-06-05
    days on market $259,000 Active 34 DOM
12. 2026-06-03
    days on market $259,000 Active 33 DOM
13. 2026-06-02
    days on market $259,000 Active 32 DOM
14. 2026-06-01
    days on market $259,000 Active 31 DOM
15. 2026-05-31
    statusdays on market $259,000 Active 30 DOM
16. 2026-05-09
    status Pending
17. 2026-04-10
    listed $259,000 Active
18. 2000-12-02
    soldstatus $73,500

ⓘ 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: $2,139 · $178/mo
• Projected year-2 tax: $2,538 · $212/mo
• Expected delta: +$399/yr (+$33/mo · 18.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥90°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,006
• − Mortgage interest: −$14,508
• − Property taxes: −$2,139
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − Depreciation: −$7,535
• Taxable income: $3,088
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $6,391/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: Cle Elum-Roslyn School District
• NCES district ID: 5301350
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $49,561
• Composite: 46.7/100
• National rank: #5248
• State rank: #126 of 291 in WA

Livability — Roslyn

• Score: 71/100
• State rank: #237
• US rank: #7228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roslyn, WA
• City population: 884
• Population (ZIP): 884

Population outlook (Kittitas County) Hauer SSP2

• Today (2025): 48,605 people
• By 2030: 51,628 · +6.2%
• By 2040: 57,361 · +18.0%
• By 2050: 63,241 · +30.1%
• By 2075: 79,310 · +63.2%
• By 2100: 94,769 · +95.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 16% Hispanic / Latino 13% Native American 7% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 8% Portuguese 7% Romanian 6%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Kittitas

• 2024 margin: R (+14.6) · D 41.1% · R 55.7% · Other 3.2%
• 2008→2024 swing: -6.5pp toward R · 2008: -8.1pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.2 2016: R+14.5 2012: R+12.6 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.26%
• Current HPI: 273.3585
• 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

+252.4% since first listed

3 events — show timeline

• 2026-05-09 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-10 Listed $259,000 NWMLS as Distributed by MLS Grid
• 2000-12-02 Sold (Public Records) $73,500 Public Records

Property tax history

+4.3%/yr

Latest (2026): $2,139 · +1.2% YoY. Source: county tax records.