260 NW Golden Hills Dr #2 · Pullman, WA 99163

$100,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 20 Days on market

Built 1995 Est $116k · 14% under

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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
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 293287 This 1995 Fleetwood manufactured home with NEW Roof, NEW interior paint and NEW flooring throughout. Features include 3 bedrooms, 2 full bath, with 1,248 Sqft, HVAC, SS Fridge, dishwasher, pantry, laundry hook-ups, partially fenced yard with storage shed and also NEW skylight in master bath.

Key facts

• Ss fridge
• Hvac
• New flooring

Tags

• NEW ROOF
• NEW INTERIOR PAINT
• NEW FLOORING
• HVAC
• SS FRIDGE
• DISHWASHER

Property features AI

Finance

• Other: Property is on a rented lot; Zoned for residential manufactured homes

Exterior

• Parking: No garage; Off-street parking
• Utilities: Public water; Electric on property; Sewer connected
• Home design: Manufactured home (double wide); Single-story; New construction; Located in a manufactured home park (Golden Hills MHP)
• Construction: Composition roof; Fleetwood manufactured unit
• Exterior features: Deck; Shed(s); Paved road access; Rented lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Pantry; Vaulted ceilings; Double pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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; 5 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).
• This rent runs 40% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.59% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.03%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $116,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 NW Golden Hills #65 Dr #65	0.00mi	3/2.0 (+1)	1,260 (+1%)	8mo	$97,000	$77	86
260 NW Golden Hills Dr #52 Dr #52	0.00mi	3/2.0 (+1)	1,248 (0%)	16mo	$39,000	$31	82
260 Golden Hills Dr #63	0.00mi	2/2.0	1,134 (-9%)	9mo	$105,000	$93	77
206 NW Lancer Ln	0.20mi	3/2.0 (+1)	1,248 (0%)	15mo	$144,000	$115	74
255 NW Golden Hills Dr #56	0.17mi	2/2.0	1,176 (-6%)	15mo	$80,000	$68	70
260 NW Golden Hills Dr. #10 Dr #10	0.00mi	3/2.0 (+1)	1,066 (-15%)	2mo	$125,000	$117	69
115 NW Glenhaven Dr	0.31mi	3/2.0 (+1)	1,232 (-1%)	11mo	$155,000	$126	69
116 NW Glenhaven Dr	0.26mi	2/2.0	1,120 (-10%)	3mo	$100,000	$89	68
260 NW Golden Hills Dr. #39 Dr #39	0.00mi	3/2.0 (+1)	1,080 (-14%)	12mo	$52,000	$48	63
101 NW Glenhaven Dr	0.23mi	3/2.0 (+1)	1,344 (+8%)	16mo	$165,000	$123	59
114 NW Glenhaven Dr	0.25mi	3/2.0 (+1)	1,072 (-14%)	15mo	$137,000	$128	47
410 NW Park West Dr	0.58mi	3/2.0 (+1)	1,344 (+8%)	12mo	$79,900	$59	45

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: 20.2%
• Equity multiple: 1.83×
• Total profit: $23,166
• Equity at exit: $14,910

10-year hold

• IRR: 28.7%
• Equity multiple: 3.60×
• Total profit: $72,842
• Equity at exit: $8,646

Cash invested: $28,000 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $607

Break-even live

Break-even rent $825

Max offer price $100,000

Occupancy floor 57%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$1,884	$1.88	43d	1	0.56mi
1115 SW Lost Trail Dr Pullman, WA	3.0	2.5	1472	$2,100	$1.43	43d	1	0.65mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	43d	1	1.21mi
605 S Grand Ave Apt B Pullman, WA	1.0	1.0	790	$1,000	$1.27	43d	1	1.21mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	43d	1	1.49mi

Listing history 15 events

1. 2026-06-19
   statusdays on market $100,000 Active 20 DOM
2. 2026-06-16
   status $100,000 Pending 19 DOM
3. 2026-06-15
   days on market $100,000 Active 19 DOM
4. 2026-06-14
   days on market $100,000 Active 17 DOM
5. 2026-06-12
   days on market $100,000 Active 16 DOM
6. 2026-06-09
   days on market $100,000 Active 13 DOM
7. 2026-06-08
   days on market $100,000 Active 12 DOM
8. 2026-06-07
   days on market $100,000 Active 11 DOM
9. 2026-06-05
   days on market $100,000 Active 8 DOM
10. 2026-06-02
    days on market $100,000 Active 6 DOM
11. 2026-06-01
    days on market $100,000 Active 5 DOM
12. 2026-05-31
    days on market $100,000 Active 4 DOM
13. 2026-05-30
    days on market $100,000 Active 3 DOM
14. 2026-05-27
    listed $100,000 Active
15. 2025-09-19
    price $99,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $19,119
• − Mortgage interest: −$5,602
• − Property taxes: −$1,023
• − Insurance: −$500
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$2,909
• Taxable income: $6,026
• Est. tax owed @ 24.0%: −$1,446
• After-tax cash flow: $5,841/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: 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

+1.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $100,000 PACMLS
• 2025-09-19 Price Changed $99,000 PACMLS

Property tax history

+3.9%/yr

Latest (2026): $1,023 · -14.2% YoY. Source: county tax records.