78 Main St · Wishram, WA 98673

$67,000

4 bd · 2.0 ba · 1,809 sqft · Manufactured · 12 Days on market

Built 1977 9,583 sqft lot $37/sqft · 92% below area ↓ 15% since listing

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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
• Appreciation +4.3/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice, neat home in nice area: good neighborhood: Columbia River view,Professional Appraisal already done.

Key facts

• 583 sq ft lot
• Manufactured home
• 9

Tags

• 9
• 583 SQ FT LOT
• MANUFACTURED HOME
• RIVER-ADJACENT PROPERTY

Property features AI

Finance

• Financial info: Listing terms: Cash

Exterior

• Parking: Driveway; Detached garage (approximately 448 sq ft)
• Security: Partially fenced
• Utilities: Electric service; Public water; Sewer connected
• Home design: Manufactured home (double wide); One story; Manufactured on land; Residential property
• Construction: Metal/vinyl exterior; Composition roof; Slab foundation
• Exterior features: Partially fenced yard; Deck; Brush vegetation; Has a view

Interior

• Bedrooms: Four bedrooms (all on the main level)
• Bathrooms: One full bathroom and one three-quarter bathroom (both on the main level); One bathtub and one shower
• Heating & cooling: High-efficiency heating (electric); No cooling
• Interior features: Pellet stove; No basement (slab foundation)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).

Location & tenants

• Location reads 60/100 on livability (#473 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, commute D, schools D-.
• Wishram School District (rural): math 21% / reading 40% proficiency, ranked #269 of 291 in WA (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $463 of loan paydown is wiped out by about $940 of value loss. Plan a longer hold.
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,000

Questions for the listing agent

1. Built in 1977 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.08% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.94%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

• ARV (median comp): $800,000
• List price: $67,000
• Delta: -91.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-1.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.71×
• Total profit: $32,009
• Equity at exit: $14,883

10-year hold

• IRR: 42.0%
• Equity multiple: 5.34×
• Total profit: $81,504
• Equity at exit: $14,553

Cash invested: $18,760 (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 98673

• Home prices YoY: -0.8%
• Active inventory: 10
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$28
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $600

Break-even live

Break-even rent $637

Max offer price $67,000

Occupancy floor 52%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-11
   status Pending
2. 2026-04-28
   listed $67,000 Active
3. 2005-03-14
   soldstatus $73,000

   Show marketing remark (105 chars)

   Nice, neat home in nice area: good neighborhood: Columbia River view,Professional Appraisal already done.

4. 2005-03-14
   soldstatus $73,000 105-char remark

   Show marketing remark (105 chars)

   Nice, neat home in nice area: good neighborhood: Columbia River view,Professional Appraisal already done.

5. 2004-10-29
   listed $79,000
6. 2004-10-19
   listed $79,000 105-char remark

   Show marketing remark (105 chars)

   Nice, neat home in nice area: good neighborhood: Columbia River view,Professional Appraisal already done.

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $822 · $69/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,761
• − Mortgage interest: −$3,753
• − Property taxes: −$822
• − Insurance: −$1,002
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$1,949
• Taxable income: $6,553
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $5,628/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: Wishram School District
• NCES district ID: 5310020
• Math proficiency: 21% ▲ 1.00%
• Reading proficiency: 40% ▲ 20.00%
• Median HH income: $37,875
• Composite: 28.24/100
• National rank: #12173
• State rank: #269 of 291 in WA

Livability — Wishram

• Score: 60/100
• State rank: #473
• US rank: #19570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wishram, WA
• Population (ZIP): 418

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Native American 1%
• Common ancestry: Italian 31% Lithuanian 10% Portuguese 7%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.40%
• Current HPI: 183.2246
• 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

-15.2% since first listed

6 events — show timeline

• 2026-05-11 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-28 Listed $67,000 NWMLS as Distributed by MLS Grid
• 2005-03-14 Sold (MLS) $73,000 RMLS
• 2005-03-14 Sold (MLS) $73,000 RMLS
• 2004-10-29 Listed $79,000 RMLS
• 2004-10-19 Listed $79,000 RMLS

Property tax history

+7.0%/yr

Latest (2026): $822 · +3.3% YoY. Source: county tax records.