1205 Arkansas Dr · Walla Walla, WA 99362

$79,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 31 Days on market

Built 2020 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely well-maintained 2-bedroom, 1-bath home available now! This tidy home, built in 2020 on a large lot, checks all the boxes. Conveniently located close to shopping, restaurants, and local amenities, this friendly community also offers a clubhouse. Complete with a brand-new carport plus extra parking space, the exterior boasts a newer storage shed, newly painted deck and easy-care, low maintenance yard. Enjoy the peaceful views of the walking trails just a few steps away. Inside, enjoy the open floorplan which includes cozy living room and spacious kitchen with great storage, counter space and all appliances. The full bathroom is located near both bedrooms. Clean and neat, designed for c

Key facts

• New carport
• Extra parking space
• Low maintenance yard

Tags

• LARGE LOT
• NEW CARPORT
• EXTRA PARKING SPACE
• NEWER STORAGE SHED
• NEWLY PAINTED DECK
• LOW MAINTENANCE YARD

Property features AI

Finance

• Other: Property type: Residential - Manufactured Home
• Financial info: Land lease: $600; Listing terms: Cash
• HOA & community: Manufactured home park includes clubhouse and common area; Park approved for sale

Exterior

• Parking: Carport
• Utilities: Electric energy source; Public water; City sewer; Electric water heater; Cable (Spectrum); Internet (Spectrum); Pacific Power
• Home design: Manufactured single-wide home (Marlette); One story; North-facing; Has a view; Mobile home remains on site
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Manufactured after 6/15/1976
• Exterior features: Wood exterior; Wood products; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump; Central air
• Interior features: Water heater; Ceiling fan(s); Double pane windows; Drapes; Patio/porch/deck
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• 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: Rents rising (+2.4%/yr); 427 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 + 2.4% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.79% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.28%
• DSCR: 2.48
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $45,360
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Arkansas Dr	0.00mi	2/1.0	840 (0%)	12mo	$65,000	$77	90
1308 Samuel Dr	0.08mi	2/1.0	826 (-2%)	5mo	$45,000	$54	89
1253 Arkansas Dr	0.10mi	2/1.0	800 (-5%)	6mo	$44,900	$56	82
1240 Jones Dr	0.09mi	3/2.0 (+1)	938 (+12%)	2mo	$60,000	$64	66
1315 Dixie Ln	0.29mi	2/2.0	924 (+10%)	0mo	$44,000	$48	65
1309 Tollgate Ln	0.26mi	2/1.0	882 (+5%)	23mo	$17,000	$19	61
1306 Dixie Ln	0.31mi	2/1.0	784 (-7%)	23mo	$15,000	$19	55
1308 Fort Ln	0.35mi	2/2.0	924 (+10%)	10mo	$18,500	$20	55
1311 Dixie Ln	0.29mi	2/1.0	752 (-10%)	20mo	$56,000	$74	52
1317 Fort Ln	0.33mi	2/1.0	924 (+10%)	21mo	$49,000	$53	51

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.15×
• Total profit: $25,702
• Equity at exit: $11,913

10-year hold

• IRR: 35.0%
• Equity multiple: 4.12×
• Total profit: $69,761
• Equity at exit: $6,908

Cash invested: $22,372 (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 99362

• Rents YoY: 2.4%
• Active inventory: 427
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$419
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $620

Break-even live

Break-even rent $641

Max offer price $79,900

Occupancy floor 52%

Sensitivity live

Price	-10% $666	-5% $643	+0% $620	+5% $598	+10% $575
Rent	-10% $508	-5% $564	+0% $620	+5% $677	+10% $733
Rate	-1.0pp $661	-0.5pp $641	base $620	+0.5pp $600	+1.0pp $579

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Marjorie Pl Unit marj208 Walla Walla, WA	3.0	2.0	1080	$1,295	$1.20	45d	1	0.68mi
1914 Sunset Dr Unit 1914SUN-B Walla Walla, WA	2.0	1.5	952	$1,625	$1.71	45d	1	0.72mi
831 S 2nd Ave #2 Walla Walla, WA	2.0	1.0	620	$1,495	$2.41	45d	1	0.84mi
330 S 4th Ave Unit 1 Walla Walla, WA	1.0	1.0	550	$900	$1.64	45d	1	0.84mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	45d	1	0.90mi
420 Catherine St #3 Walla Walla, WA	2.0	1.0	890	$1,295	$1.46	45d	1	1.09mi
101 Kenwood St #205 Walla Walla, WA	2.0	1.0	845	$1,325	$1.57	45d	1	1.15mi
2121 S 2nd Ave Apt 304 Walla Walla, WA	2.0	1.5	975	$1,530	$1.57	45d	1	1.15mi
385 Catherine St Unit 387C Walla Walla, WA	1.0	1.0	550	$950	$1.73	45d	1	1.18mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	45d	1	1.27mi
104 S Palouse St Walla Walla, WA	1.0	1.0	800	$1,100	$1.38	45d	1	1.30mi
378 S Park St Walla Walla, WA	2.0	1.5	800	$1,200	$1.50	45d	1	1.30mi
105 N Spokane St Unit 201 Walla Walla, WA	2.0	1.0	750	$1,250	$1.67	45d	1	1.32mi
327 E Rose St Walla Walla, WA	1.0–2.0	1.0–2.0	863	$2,421	$2.80	45d	8	1.42mi

Listing history 24 events

1. 2026-06-21
   days on market $79,900 Active 31 DOM
2. 2026-06-19
   days on market $79,900 Active 29 DOM
3. 2026-06-18
   days on market $79,900 Active 28 DOM
4. 2026-06-17
   days on market $79,900 Active 27 DOM
5. 2026-06-16
   days on market $79,900 Active 26 DOM
6. 2026-06-15
   days on market $79,900 Active 25 DOM
7. 2026-06-14
   days on market $79,900 Active 23 DOM
8. 2026-06-12
   days on market $79,900 Active 22 DOM
9. 2026-06-09
   days on market $79,900 Active 19 DOM
10. 2026-06-08
    days on market $79,900 Active 18 DOM
11. 2026-06-07
    days on market $79,900 Active 17 DOM
12. 2026-06-02
    days on market $79,900 Active 12 DOM
13. 2026-06-01
    pricedays on market $79,900 Active 11 DOM
14. 2026-05-31
    days on market $85,000 Active 10 DOM
15. 2026-05-30
    days on market $85,000 Active 9 DOM
16. 2026-05-21
    listed $85,000 Active
17. 2025-06-12
    soldstatus $65,000 Closed
18. 2025-05-12
    status Pending
19. 2025-04-02
    price $75,000
20. 2025-02-17
    price $90,000
21. 2025-01-24
    price $100,000
22. 2025-01-02
    price $139,500
23. 2024-12-06
    listed $149,500 Active
24. 2009-03-10
    soldstatus $5,200

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $783 · $65/mo
• Expected delta: +$133/yr (+$11/mo · 20.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,116
• − Mortgage interest: −$4,476
• − Property taxes: −$650
• − Insurance: −$400
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,324
• Taxable income: $6,528
• Est. tax owed @ 24.0%: −$1,567
• After-tax cash flow: $5,878/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 1-bath manufactured home is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update flooring — modernizes the home and improves rental appeal
• Both update kitchen appliances — keeps the kitchen up-to-date and enhances resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update flooring — modernizes the home and improves rental appeal ↑
• Both update kitchen appliances — keeps the kitchen up-to-date and enhances resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 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: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• 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

+1534.6% since first listed

9 events — show timeline

• 2026-05-21 Listed $85,000 NWMLS as Distributed by MLS Grid
• 2025-06-12 Sold (MLS) $65,000 NWMLS as Distributed by MLS Grid
• 2025-05-12 Pending — NWMLS as Distributed by MLS Grid
• 2025-04-02 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2025-02-17 Price Changed $90,000 NWMLS as Distributed by MLS Grid
• 2025-01-24 Price Changed $100,000 NWMLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $139,500 NWMLS as Distributed by MLS Grid
• 2024-12-06 Listed $149,500 NWMLS as Distributed by MLS Grid
• 2009-03-10 Sold (Public Records) $5,200 Public Records

Property tax history

-1.4%/yr

Latest (2026): $650 · -35.8% YoY. Source: county tax records.