305 S Gibby Rd · Moses Lake, WA 98837

$90,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 5 Days on market

Built 1946 9,583 sqft lot

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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 +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity! Needs full remodel or tear down then build a home or duplex. 2 car detached garage was not damaged in fire. Large back yard. No entry allowed due to the fire damage is unsafe.

Key facts

• Large back yard
• Detached garage
• 9,583 sq ft lot

Tags

• DETACHED GARAGE
• LARGE BACK YARD

Property features AI

Finance

• Other: Property listed as residential single-family; Living area reported as 1,410; Lot size approximately 0.22 acres
• Financial info: Listing terms: Cash

Exterior

• Parking: Detached garage with covered parking for 2 vehicles
• Utilities: Electric energy source; Public water; Sewer connected
• Home design: Single-family residence; One story; Built on lot
• Construction: Wood construction; Composition roof; Poured concrete foundation; House structure; Built in fixer condition
• Exterior features: Wood exterior products

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating present (details in remarks); Cooling present
• Interior features: Level topography; Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 16.0% vs local median 3.3% in Moses Lake — 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 75/100 on livability (#170 in WA, #4,228 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A-; Watch: employment C-, crime F, commute F.
• Moses Lake School District (town): math 38% / reading 48% proficiency, ranked #198 of 291 in WA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Midway Elementary (238 students, 83% FRL); Frontier Middle School (758 students, 72% FRL); Moses Lake High School (1,984 students, 64% FRL) — zoned schools average 73% FRL vs 53% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.7%/yr); 590 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.89% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.75%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $294,690
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1457 W Lee St	0.08mi	3/2.0	1,570 (+11%)	3mo	$279,000	$178	71
1826 W Lakeside	0.42mi	3/2.0	1,376 (-2%)	2mo	$200,000	$145	70
1440 W Sunset Dr	0.15mi	3/1.0	1,308 (-7%)	14mo	$259,900	$199	70
1300 W Marina Dr #33	0.37mi	3/2.0	1,481 (+5%)	7mo	$369,800	$250	65
717 S Locust Ln	0.32mi	3/2.0	1,287 (-9%)	2mo	$327,500	$254	64
1300 Marina Dr #12	0.35mi	3/2.0	1,480 (+5%)	11mo	$386,000	$261	63
1476 W Sunset Dr	0.08mi	3/2.0	1,231 (-13%)	12mo	$271,000	$220	62
711 S Marigold St	0.36mi	3/1.0	1,298 (-8%)	12mo	$255,000	$196	60
1808 W Crouse St	0.24mi	4/1.0 (+1)	1,361 (-4%)	22mo	$250,000	$184	60
1300 W Marina Dr #32	0.37mi	3/2.0	1,552 (+10%)	14mo	$325,000	$209	50
2125 W Neppel St	0.58mi	3/2.0	1,387 (-2%)	21mo	$295,000	$213	49
2207 W Basin St	0.59mi	2/1.0 (-1)	1,304 (-8%)	14mo	$181,180	$139	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.07×
• Total profit: $26,930
• Equity at exit: $13,419

10-year hold

• IRR: 32.6%
• Equity multiple: 3.54×
• Total profit: $64,115
• Equity at exit: $7,782

Cash invested: $25,200 (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 98837

• Rents YoY: -1.7%
• Active inventory: 590
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$472
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $730

Break-even live

Break-even rent $778

Max offer price $90,000

Occupancy floor 52%

Sensitivity live

Price	-10% $781	-5% $755	+0% $730	+5% $704	+10% $679
Rent	-10% $595	-5% $663	+0% $730	+5% $797	+10% $864
Rate	-1.0pp $775	-0.5pp $753	base $730	+0.5pp $706	+1.0pp $683

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 W Fern Dr Apt C Moses Lake, WA	2.0	1.5	1390	$1,300	$0.94	45d	1	0.14mi
1701 W Crouse St Moses Lake, WA	1.0–3.0	1.0–2.0	1017	$1,650	$1.62	45d	6	0.18mi
1830 W Crouse St #1 Moses Lake, WA	2.0	1.0	946	$1,295	$1.37	45d	1	0.31mi
1717 W Lakeside Dr Moses Lake, WA	3.0	1.5	1554	$3,000	$1.93	45d	1	0.40mi
1211 W Ivy Ave Unit 203 Moses Lake, WA	2.0	1.0	900	$1,250	$1.39	45d	1	0.48mi
1205 W Ivy Ave Unit 101 Moses Lake, WA	2.0	1.0	900	$1,150	$1.28	45d	1	0.48mi
1206 W Columbia Ave Unit D Moses Lake, WA	2.0	1.0	900	$1,295	$1.44	45d	1	0.51mi
1137 W Lakeside Dr Moses Lake, WA	2.0	1.0	1286	$1,495	$1.16	45d	1	0.71mi
8328 Road 2.4 NE Moses Lake, WA	3.0	2.0	1749	$2,295	$1.31	45d	1	0.85mi
310 N Crestview Dr Unit B Moses Lake, WA	3.0	1.0	1573	$1,875	$1.19	45d	1	0.85mi
2625 W Marina Dr Unit 5 Moses Lake, WA	3.0	2.5	1300	$1,795	$1.38	45d	1	0.96mi
2625 W Marina Dr Unit 4 Moses Lake, WA	2.0	2.5	1300	$1,500	$1.15	45d	1	0.96mi
2625 W Marina Dr Unit 3 Moses Lake, WA	2.0	2.5	1350	$1,700	$1.26	45d	1	0.96mi
2637 W Marina Dr Moses Lake, WA	2.0	2.5	1340	$1,600	$1.19	45d	1	0.97mi
215 N Wellington St Moses Lake, WA	3.0	2.0	1550	$2,200	$1.42	45d	1	0.98mi
2805 W Marina Dr Unit A3 Moses Lake, WA	2.0	2.5	1350	$1,450	$1.07	45d	1	1.09mi
2812 W Marina Dr Unit D Moses Lake, WA	2.0	2.0	1078	$1,695	$1.57	45d	1	1.10mi
924 S Division St Moses Lake, WA	2.0	2.5	1162	$1,675	$1.44	45d	1	1.12mi
2821 W Marina Dr Unit 5 Moses Lake, WA	3.0	2.5	1300	$1,650	$1.27	45d	1	1.13mi
2821 W Marina Dr Unit 1 Moses Lake, WA	2.0	2.5	1200	$1,550	$1.29	45d	1	1.13mi
1330 S Skyline Dr Unit D Moses Lake, WA	2.0	1.5	1400	$1,450	$1.04	45d	1	1.15mi
2829 W Marina Dr Unit 1 Moses Lake, WA	3.0	2.5	1300	$1,650	$1.27	45d	1	1.15mi
2829 W Marina Dr Unit 6 Moses Lake, WA	2.0	2.5	1200	$1,550	$1.29	45d	1	1.15mi
1330 S Skyline Dr Moses Lake, WA	2.0	1.0	1400	$1,450	$1.04	45d	1	1.15mi
1326 S Skyline Dr Unit C Moses Lake, WA	2.0	1.5	1400	$1,450	$1.04	45d	1	1.15mi
1326 S Skyline Dr Moses Lake, WA	2.0	1.5	1400	$1,395	$1.00	45d	1	1.15mi
511 S Interlake Rd Moses Lake, WA	2.0–4.0	2.0	1095	$1,170	$1.07	45d	8	1.17mi
2900 W Marina Dr Moses Lake, WA	2.0	2.0	1036	$1,688	$1.63	45d	1	1.21mi
123 E 9th Ave #40 Moses Lake, WA	3.0	2.0	1308	$1,800	$1.38	45d	1	1.21mi
123 9th Ave #39 Moses Lake, WA	3.0	2.0	1308	$2,400	$1.83	45d	1	1.25mi
123 9th Ave #41 Moses Lake, WA	3.0	2.0	1303	$2,300	$1.77	45d	1	1.25mi
422 N Washington St Moses Lake, WA	3.0	2.0	1166	$2,200	$1.89	45d	1	1.33mi
3013 W Lakeside Dr Unit 5 Moses Lake, WA	3.0	2.0	1700	$2,400	$1.41	45d	1	1.35mi
211 E 6th Ave Apt B Moses Lake, WA	3.0	2.5	1332	$1,775	$1.33	45d	1	1.39mi
300 E 9th Ave Moses Lake, WA	1.0–3.0	1.0–2.0	1003	$1,699	$1.69	45d	19	1.43mi
1340 Shaker Pl Unit E Moses Lake, WA	2.0	1.5	1000	$1,450	$1.45	45d	1	1.47mi
1340 Shaker Pl Unit C Moses Lake, WA	2.0	1.5	1000	$1,395	$1.40	45d	1	1.47mi
1525 S Monroe St #3 Moses Lake, WA	3.0	2.5	1495	$1,500	$1.00	45d	1	1.49mi

Listing history 6 events

1. 2026-06-22
   days on market $90,000 Active 5 DOM
2. 2026-06-21
   days on market $90,000 Active 4 DOM
3. 2026-06-19
   days on market $90,000 Active 2 DOM
4. 2026-06-18
   remarks 199-char remark
5. 2026-06-18
   remarks 166-char remark
6. 2026-06-18
   listed $90,000 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,417
• − Mortgage interest: −$5,041
• − Property taxes: −$1,259
• − Insurance: −$450
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$2,618
• Taxable income: $7,782
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $6,889/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: Moses Lake School District
• NCES district ID: 5305220
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $49,033
• Composite: 39.17/100
• National rank: #8232
• State rank: #198 of 291 in WA

Livability — Moses Lake

• Score: 75/100
• State rank: #170
• US rank: #4228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moses Lake, WA
• County: Grant County · 61,643 people
• City population: 49,455
• Metro: Moses Lake, WA
• Population (ZIP): 49,455
• Household income: $74,586
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1064.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 58% Hispanic / Latino 33% Two or more races 15% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Portuguese 3% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 2%

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: ▼ -384.29%
• Current HPI: 208.4574
• Rent YoY: ▼ -1.72%
• Metro: Moses Lake, 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

1 event — show timeline

• 2026-06-17 Listed $90,000 NWMLS as Distributed by MLS Grid

Property tax history

+11.7%/yr

Latest (2026): $1,259 · +0.0% YoY. Source: county tax records.