1212 Main St · Pomeroy, WA 99347

$150,000

4 bd · 2.0 ba · 1,520 sqft · SingleFamily · 5 Days on market

Built 1960 7,187 sqft lot Est $236k · 36% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks MLS

MLS# 273669 Great opportunity for Flippers and Investors. 4 bedroom, 1.5 bathroom, large living room with hardwood floors and spacious kitchen/dining room. Fully fenced corner lot! This home oozes potential and is ready for your improvements to become profit! Cash only! Don't miss out!

Key facts

• Covered front porch
• Large fenced yard
• New pellet stove

Tags

• COVERED FRONT PORCH
• LARGE FENCED YARD
• NEW PELLET STOVE
• NEW APPLIANCES
• LG REFRIGERATOR
• LG WASHER AND DRYER

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Electric service on property; Electricity connected; Sewer connected
• Home design: Single family residence (site built, owned lot); 2 stories; New construction
• Construction: Composition roof; Concrete perimeter foundation; Built as new construction
• Exterior features: Deck; Corner lot; Curbs and sidewalks

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Bedrooms: Master downstairs
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Baseboard heating; Electric cooling
• Interior features: Master bedroom on the main floor; Fireplace; Basement with crawl space
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.7% below list).
• Recommended offer: $143k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#255 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Pomeroy School District (rural): math 50% / reading 65% proficiency, ranked #85 of 291 in WA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pomeroy Elementary School (206 students, 53% FRL); Pomeroy Jr Sr High School (145 students, 51% FRL).
• Market conditions: 32 active listings in the ZIP; 3 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $124k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $142,993 (4.7% below list)

Questions for the listing agent

1. Built in 1960 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $235,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 10th St	0.13mi	3/1.5 (-1)	1,676 (+10%)	8mo	$259,900	$155	63
732 Pataha St	0.35mi	3/2.0 (-1)	1,542 (+1%)	23mo	$207,500	$135	57
1902 Arlington St	0.53mi	3/2.0 (-1)	1,318 (-13%)	1mo	$265,000	$201	47
2055 Villard	0.58mi	3/1.0 (-1)	1,640 (+8%)	15mo	$244,900	$149	38

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-14,665
• Equity at exit: $22,365

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-396
• Equity at exit: $12,969

Cash invested: $42,000 (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 99347

• Home prices YoY: -3.1%
• Active inventory: 32
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $152

Break-even live

Break-even rent $1,238

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $237	-5% $194	+0% $152	+5% $109	+10% $67
Rent	-10% $39	-5% $95	+0% $152	+5% $208	+10% $265
Rate	-1.0pp $227	-0.5pp $190	base $152	+0.5pp $113	+1.0pp $73

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $150,000 Active 5 DOM
2. 2026-06-19
   days on market $150,000 Active 3 DOM
3. 2026-06-18
   days on market $150,000 Active 2 DOM
4. 2026-06-17
   listing id $150,000 Active 1 DOM
5. 2026-06-16
   remarks 693-char remark
6. 2026-06-16
   listed $150,000 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,159
• − Mortgage interest: −$8,402
• − Property taxes: −$1,547
• − Insurance: −$750
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,364
• Taxable loss: −$649
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $1,975/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: Pomeroy School District
• NCES district ID: 5306780
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $47,506
• Composite: 50.45/100
• National rank: #4004
• State rank: #85 of 291 in WA

Livability — Pomeroy

• Score: 69/100
• State rank: #255
• US rank: #8216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pomeroy, WA
• Population (ZIP): 2,467

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 2,251 people
• By 2030: 2,244 · -0.3%
• By 2040: 2,212 · -1.7%
• By 2050: 2,249 · -0.1%
• By 2075: 2,456 · +9.1%
• By 2100: 2,527 · +12.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Portuguese 4% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+47.9) · D 24.6% · R 72.5% · Other 3.0%
• 2008→2024 swing: -5.4pp toward R · 2008: -42.5pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+47.2 2016: R+45.9 2012: R+45.3 2008: R+42.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.31%
• Current HPI: 260.1979
• 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

+41.6% since first listed

6 events — show timeline

• 2026-06-15 Listed $150,000 PACMLS
• 2024-03-20 Sold (MLS) $124,000 PACMLS
• 2024-03-05 Pending — PACMLS
• 2024-02-09 Listed $134,900 PACMLS
• 2011-04-22 Listed $79,900 IMLS
• 2010-08-22 Listed $105,900 IMLS

Property tax history

+4.5%/yr

Latest (2026): $1,547 · +115.6% YoY. Source: county tax records.