121 Dill Ave · Grand Coulee, WA 99133

$75,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 58 Days on market

Built 1983 6,878 sqft lot $81/sqft · 36% below area Est $117k · 36% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable investment opportunity near Grand Coulee Dam. 1983 single wide manufactured home with solid potential for improvement. Property requires cosmetic updates and is well-suited for investors or buyers seeking a renovation project. Cash purchase only, Sold as-is. Buyer to verify all information to their satisfaction.

Key facts

• 6,878 sq ft lot
• 2 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#381 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Grand Coulee Dam School District (rural): math 26% / reading 38% proficiency, ranked #262 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $2k appreciation (2.6% local appreciation)).
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.61% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.16%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (median comp): $117,469
• List price: $75,000
• Delta: -36.15%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Osullivan	0.15mi	2/1.0 (-1)	908 (-2%)	11mo	$20,000	$22	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.79×
• Total profit: $37,554
• Equity at exit: $31,861

10-year hold

• IRR: 33.0%
• Equity multiple: 5.45×
• Total profit: $93,480
• Equity at exit: $47,701

Cash invested: $21,000 (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 99133

• Home prices YoY: 1.2%
• Active inventory: 35
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $475

Break-even live

Break-even rent $607

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $518	-5% $497	+0% $475	+5% $454	+10% $433
Rent	-10% $380	-5% $428	+0% $475	+5% $523	+10% $571
Rate	-1.0pp $513	-0.5pp $494	base $475	+0.5pp $456	+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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-14
   status Pending
2. 2026-04-20
   price $75,000
3. 2026-03-30
   price $89,000
4. 2026-03-17
   listed $100,000 Active
5. 2018-09-14
   soldstatus $57,000 Sold
6. 2018-09-14
   soldstatus $57,000
7. 2018-08-30
   status Pending
8. 2018-07-06
   price $64,300
9. 2018-06-12
   price $65,800
10. 2018-05-02
    listed $67,500 Active
11. 1993-04-19
    soldstatus $16,000
12. 1982-11-01
    soldstatus $9,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$75/yr (+$6/mo · 11.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 17 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,505
• − Mortgage interest: −$4,201
• − Property taxes: −$660
• − Insurance: −$375
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,182
• Taxable income: $4,766
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,560/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: Grand Coulee Dam School District
• NCES district ID: 5303130
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $46,635
• Composite: 30.27/100
• National rank: #11563
• State rank: #262 of 291 in WA

Livability — Grand Coulee

• Score: 63/100
• State rank: #381
• US rank: #15025

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: Grand Coulee, WA
• Population (ZIP): 1,341

Population outlook (Grant County) Hauer SSP2

• Today (2025): 99,356 people
• By 2030: 102,107 · +2.8%
• By 2040: 108,318 · +9.0%
• By 2050: 114,712 · +15.5%
• By 2075: 131,376 · +32.2%
• By 2100: 146,163 · +47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 14% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.4% · Other 2.6%
• 2008→2024 swing: -9.9pp toward R · 2008: -27.5pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.4 2016: R+37.9 2012: R+32.6 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 210.3573
• 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

+733.3% since first listed

12 events — show timeline

• 2026-05-14 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $75,000 NWMLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $89,000 NWMLS as Distributed by MLS Grid
• 2026-03-17 Listed $100,000 NWMLS as Distributed by MLS Grid
• 2018-09-14 Sold (Public Records) $57,000 Public Records
• 2018-09-14 Sold (MLS) $57,000 NWMLS as Distributed by MLS Grid
• 2018-08-30 Pending — NWMLS as Distributed by MLS Grid
• 2018-07-06 Price Changed $64,300 NWMLS as Distributed by MLS Grid
• 2018-06-12 Price Changed $65,800 NWMLS as Distributed by MLS Grid
• 2018-05-02 Listed $67,500 NWMLS as Distributed by MLS Grid
• 1993-04-19 Sold (Public Records) $16,000 Public Records
• 1982-11-01 Sold (Public Records) $9,000 Public Records

Property tax history

+4.0%/yr

Latest (2026): $660 · +0.8% YoY. Source: county tax records.