1155 SE Professional Mall Blvd · Pullman, WA 99163

$60,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 38 Days on market

Built 2020 Fair condition Est $55k · 8% over

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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
• Schools +5.8/10.0
• Livability +4.2/5.0
• ARV discount +3.8/15.0
• Rent growth +3.4/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * PLEASE NO SHOWINGS UNIT FRIDAY 4/21/06 * * * THIS MOBILE IS A NICE PLACE CLOSE TO CAMPUS WITH LARGE FENCED YARD, IDEAL FOR PET OWNERS. COVERED DECK WALL AC UNIT, WASHER, DRYER. ALL AT A GOOD PRICE.

Key facts

• Built 2020
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 2.2% in Pullman — 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 85/100 on livability (#32 in WA, #542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Pullman School District (town): math 63% / reading 76% proficiency, ranked #30 of 291 in WA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $39k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $60k implies a 332% gain — meaningful room to come down on a strong offer.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.35%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $55,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 SE Pro Mall #409	0.02mi	2/2.0	924 (0%)	23mo	$60,000	$65	80
1155 SE Professional Mall Blvd #421 Blvd #421	0.02mi	2/1.0	840 (-9%)	4mo	$39,000	$46	77
1155 SE Pro Mall Blvd #319 #319	0.14mi	3/2.0 (+1)	980 (+6%)	8mo	$35,000	$36	72
1155 SE Professional Mall #209	0.14mi	2/1.5	980 (+6%)	12mo	$65,000	$66	71
1155 SE Pro Mall Blvd #222 #222	0.14mi	2/1.0	840 (-9%)	7mo	$50,000	$60	68

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.22×
• Total profit: $20,521
• Equity at exit: $8,946

10-year hold

• IRR: 36.7%
• Equity multiple: 4.47×
• Total profit: $58,242
• Equity at exit: $5,188

Cash invested: $16,800 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $467

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $508	-5% $488	+0% $467	+5% $446	+10% $426
Rent	-10% $379	-5% $423	+0% $467	+5% $511	+10% $555
Rate	-1.0pp $497	-0.5pp $482	base $467	+0.5pp $451	+1.0pp $436

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 SE Latah St Pullman, WA	2.0	1.0	735	$1,050	$1.43	44d	4	0.36mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	44d	1	0.86mi
820 NE Colorado St Pullman, WA	1.0–8.0	1.0–3.0	723	$478	$0.66	44d	62	0.95mi
305 NE Spaulding St Pullman, WA	1.0	1.0	625	$1,000	$1.60	44d	2	1.01mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	44d	1	1.02mi
605 S Grand Ave Apt B Pullman, WA	1.0	1.0	790	$1,000	$1.27	44d	1	1.02mi
620 NE Kamiaken St Pullman, WA	2.0–3.0	1.0–2.0	895	$885	$0.99	44d	12	1.09mi
1125 NE Valley Rd Pullman, WA	3.0	1.0–2.0	1015	$479	$0.47	44d	11	1.28mi
1300 NE Williams St Unit 4 Pullman, WA	1.0	1.0	550	$850	$1.55	44d	1	1.31mi
910 NE Providence Ct Pullman, WA	1.0–2.0	1.0	680	$1,250	$1.84	44d	10	1.36mi
880 NE Providence Ct Pullman, WA	1.0–3.0	1.0–2.0	852	$1,250	$1.47	44d	11	1.44mi
1365 NE Brandi Way Pullman, WA	1.0–3.0	1.0–2.5	941	$1,270	$1.35	44d	16	1.45mi
1225-1235 NW Hall Dr Pullman, WA	2.0	1.0	525	$950	$1.81	44d	1	1.47mi

Listing history 17 events

1. 2026-06-19
   days on market $60,000 Active 38 DOM
2. 2026-06-18
   days on market $60,000 Active 37 DOM
3. 2026-06-17
   days on market $60,000 Active 36 DOM
4. 2026-06-17
   price $60,000 Active 35 DOM
5. 2026-06-16
   days on market $99,000 Active 35 DOM
6. 2026-06-15
   days on market $99,000 Active 34 DOM
7. 2026-06-14
   days on market $99,000 Active 32 DOM
8. 2026-06-12
   days on market $99,000 Active 31 DOM
9. 2026-06-09
   days on market $99,000 Active 28 DOM
10. 2026-06-08
    days on market $99,000 Active 27 DOM
11. 2026-06-07
    days on market $99,000 Active 26 DOM
12. 2026-06-05
    days on market $99,000 Active 23 DOM
13. 2026-06-02
    days on market $99,000 Active 21 DOM
14. 2026-06-01
    days on market $99,000 Active 20 DOM
15. 2026-05-31
    days on market $99,000 Active 19 DOM
16. 2026-05-30
    days on market $99,000 Active 18 DOM
17. 2026-05-12
    listed $99,000 Active 82-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,392
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,745
• Taxable income: $4,943
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,417/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 · 1 photo

Fair 40/100 Moderate rehab

This property requires moderate renovations, focusing on exterior siding and flooring, to improve its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet needs replacement

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Rental replace carpet — New carpet improves comfort and reduces maintenance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet needs replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Rental replace carpet — New carpet improves comfort and reduces maintenance ↑

ⓘ 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: Pullman School District
• NCES district ID: 5306930
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 76% ▲ 1.00%
• Median HH income: $29,034
• Composite: 58.15/100
• National rank: #2131
• State rank: #30 of 291 in WA

Livability — Pullman

• Score: 85/100
• State rank: #32
• US rank: #542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pullman, WA
• County: Whitman County · 34,022 people
• City population: 34,022
• Metro: Pullman, WA
• Population (ZIP): 34,022
• Household income: $48,231
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 3453.0

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 12% Asian 10% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -367.44%
• Current HPI: 153.4778
• Rent YoY: ▲ 3.43%
• Metro: Pullman, 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

+331.7% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $60,000 FSBO.com
• 2026-05-12 Listed $99,000 FSBO.com
• 2006-05-19 Sold (MLS) $13,900 PACMLS
• 2006-04-12 Listed $13,900 PACMLS