212 ASH St S · Omak, WA 98841

$125,000

2 bd · 1.0 ba · 1,009 sqft · SingleFamily public records · 5 Days on market

Built 1926 7,100 sqft lot Est $188k · 33% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Historic 1926 home in the heart of Omak in need of a complete rehab inside and out. Good project that has the possibility for a good return on time and investment. Easy access to city services.

Key facts

• 7,100 sq ft lot
• Parking
• Built 1926

Property features AI

Finance

• Other: Zoning: City; Lot: approximately 0.163 acres (lot features from public records)
• Financial info: Listing terms: Cash or Rehab Loan

Exterior

• Parking: Off-street parking (1 uncovered space)
• Security: Partially fenced (listed under security features)
• Utilities: Electric energy source; Public water (City of Omak); Sewer connected (City of Omak); Power by PUD
• Home design: Single-family residence, 1 story; Built on lot; Faces east; Property condition: Fair
• Construction: Stucco exterior; Metal roof; Poured concrete foundation; Effective year built: 1926; Structure type: House; One level
• Exterior features: Partially fenced lot; Curbs and paved streets; Level topography; Has a view

Interior

• Kitchen: Kitchen without eating space; Appliances: see remarks
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Flooring: see remarks
• Bathrooms: 1 full bathroom (main level); 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; No cooling
• Interior features: Water heater (electric, located in basement); Unfinished basement; Has heating (Forced air)
• Laundry & utility: Washer/dryer details: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $24 ($290/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 $121k (3.3% below list).
• Recommended offer: $121k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.4% in Omak — 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 63/100 on livability (#386 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools C-, crime C-, health & safety C-.
• Omak School District (town): math 29% / reading 49% proficiency, ranked #227 of 291 in WA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 234 units permitted in Okanogan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Okanogan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,858 (3.3% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.97% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $187,674
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 N Cedar St	0.13mi	2/1.0	996 (-1%)	7mo	$105,000	$105	86
129 Cedar St N	0.10mi	3/2.0 (+1)	960 (-5%)	6mo	$281,000	$293	74
429 3rd Ave W	0.24mi	2/1.0	1,014 (+0%)	19mo	$236,000	$233	72
324 Railroad Ave	0.43mi	2/1.0	936 (-7%)	4mo	$174,000	$186	65
702 West Ridge Dr	0.67mi	2/1.0	1,026 (+2%)	2mo	$230,000	$224	64
122 W 4th Ave	0.13mi	2/1.0	862 (-15%)	7mo	$105,000	$122	64
504 Granite St S	0.45mi	3/1.0 (+1)	1,050 (+4%)	14mo	$188,000	$179	55
311 Dayton St	0.42mi	2/1.0	1,112 (+10%)	23mo	$169,900	$153	44
718 Ridge Dr E	0.72mi	3/1.0 (+1)	1,066 (+6%)	17mo	$236,000	$221	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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-18,658
• Equity at exit: $18,638

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-14,026
• Equity at exit: $10,808

Cash invested: $35,000 (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 98841

• Active inventory: 105
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$167 /mo · $2,010/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $24

Break-even live

Break-even rent $1,178

Max offer price $125,000

Occupancy floor 93%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $125,000 Active 5 DOM
2. 2026-06-17
   days on market $125,000 Active 4 DOM
3. 2026-06-16
   days on market $125,000 Active 3 DOM
4. 2026-06-15
   days on market $125,000 Active 2 DOM
5. 2026-06-15
   remarks 193-char remark
6. 2026-06-15
   listed $125,000 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: $2,010 · $167/mo
• Projected year-2 tax: $2,010 · $167/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 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,503
• − Mortgage interest: −$7,002
• − Property taxes: −$2,010
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,636
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $711/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: Omak School District
• NCES district ID: 5306220
• Math proficiency: 29% ▬ 0.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $44,421
• Composite: 35.56/100
• National rank: #9729
• State rank: #227 of 291 in WA

Livability — Omak

• Score: 63/100
• State rank: #386
• US rank: #15185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omak, WA
• Population (ZIP): 9,376

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 16% Native American 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Portuguese 4% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -144.79%
• Current HPI: 190.8789
• 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

+212.5% since first listed

2 events — show timeline

• 2026-06-13 Listed $125,000 NWMLS as Distributed by MLS Grid
• 1986-04-09 Sold (Public Records) $40,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $2,010 · -2.5% YoY. Source: county tax records.