723 S Jackson St · Warden, WA 98857

$225,000

3 bd · 2.0 ba · 1,540 sqft · Manufactured public records · 18 Days on market

Built 1995 4,823 sqft lot

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• DSCR +3.6/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained 3-bedroom, 2-bath home located on a quiet street in the heart of Warden. This home features an open-concept living area, a bright kitchen with ample cabinetry and dining space, and a comfortable layout ideal for everyday living. Large windows throughout provide an abundance of natural light. The primary suite includes a full bath, while two additional bedrooms offer flexibility. Enjoy the spacious covered patio, ample parking, and a manageable yard with room to relax or entertain outdoors. Conveniently located near schools, and local amenities, this home offers the perfect combination of affordability, space, and in-town convenience. Call to schedule a showing.

Key facts

• Bright kitchen
• Manageable yard
• Ample parking

Tags

• OPEN-CONCEPT LIVING AREA
• BRIGHT KITCHEN
• SPACIOUS COVERED PATIO
• AMPLE PARKING
• MANAGEABLE YARD
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, USDA, and VA financing

Exterior

• Parking: Off-street parking; RV parking
• Utilities: Electric energy source; Public water (City of Warden); Sewer connected (City of Warden); Power provided by Grant County PUD
• Home design: Manufactured home (double wide) on land; One level; Main entry; Has view; Make: NASHUA, Model: 113120
• Construction: Built/effective year 1995; Wood construction; Composition roof; Concrete ribbon foundation with tie-downs
• Exterior features: Wood exterior/wood products; Sprinkler system; RV parking; Paved site

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump; Central air
• Interior features: Dining room; Water heater (electric, located in bedroom)
• Laundry & utility: Water heater is electric (located in bedroom)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-49 ($-592/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.2% below list).
• Recommended offer: $175k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.0% in Warden — 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 63/100 on livability (#382 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Warden School District (town): math 30% / reading 44% proficiency, ranked #240 of 291 in WA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Warden Elementary (399 students, 97% FRL); Warden Middle School (217 students, 88% FRL); Warden High School (286 students, 82% FRL) — zoned schools average 89% FRL vs 70% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (1.0% local appreciation)).
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Recommended offer $175,000 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,170
• Equity at exit: $76,977

10-year hold

• IRR: 5.1%
• Equity multiple: 1.62×
• Total profit: $39,214
• Equity at exit: $102,423

Cash invested: $63,000 (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 98857

• Home prices YoY: 0.5%
• Active inventory: 41
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-49

Break-even live

Break-even rent $1,812

Max offer price $216,281

Occupancy floor 98%

Sensitivity live

Price	-10% $78	-5% $14	+0% $-49	+5% $-113	+10% $-177
Rent	-10% $-188	-5% $-118	+0% $-49	+5% $20	+10% $89
Rate	-1.0pp $64	-0.5pp $8	base $-49	+0.5pp $-108	+1.0pp $-167

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
S Pine Ave Warden, WA	3.0	2.5	1610	$1,750	$1.09	45d	1	0.80mi

Listing history 21 events

1. 2026-06-08
   status $225,000 Pending 18 DOM
2. 2026-06-07
   days on market $225,000 Active 18 DOM
3. 2026-06-05
   days on market $225,000 Active 15 DOM
4. 2026-06-03
   days on market $225,000 Active 14 DOM
5. 2026-06-02
   days on market $225,000 Active 13 DOM
6. 2026-06-01
   days on market $225,000 Active 12 DOM
7. 2026-05-31
   days on market $225,000 Active 11 DOM
8. 2026-05-30
   days on market $225,000 Active 10 DOM
9. 2026-05-20
   listed $225,000 Active
10. 2021-08-31
    soldstatus $199,000
11. 2021-08-31
    listed $199,000
12. 2020-12-01
    soldstatus $88,000 Sold
13. 2020-11-10
    status Pending Inspection
14. 2020-11-02
    price $94,900
15. 2020-10-01
    listed $104,900 Active
16. 2017-05-01
    soldstatus $69,000 Sold
17. 2017-03-09
    status Pending
18. 2017-03-04
    price $69,000
19. 2017-01-31
    listed $75,000 Active
20. 2016-05-24
    soldstatus $92,400
21. 1998-06-09
    soldstatus $11,500

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $2,205 · $184/mo
• Expected delta: +$307/yr (+$26/mo · 16.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$12,603
• − Property taxes: −$1,898
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,545
• Taxable loss: −$4,532
• Est. tax savings @ 24.0%: +$1,088
• After-tax cash flow: $495/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: Warden School District
• NCES district ID: 5309510
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $43,852
• Composite: 33.94/100
• National rank: #10336
• State rank: #240 of 291 in WA

Livability — Warden

• Score: 63/100
• State rank: #382
• US rank: #15073

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: Warden, WA
• Population (ZIP): 3,935

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: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% White 43% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Portuguese 2% Slovak 1% Italian 1%
• Foreign-born: 18% · Canada, South Korea
• Languages at home: 57% English-only · Spanish 41% German/W. Germanic 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: ▲ 1.01%
• Current HPI: 216.4192
• 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

+1856.5% since first listed

13 events — show timeline

• 2026-05-20 Listed $225,000 NWMLS as Distributed by MLS Grid
• 2021-08-31 Listed $199,000 NWMLS as Distributed by MLS Grid
• 2021-08-31 Sold (MLS) $199,000 NWMLS as Distributed by MLS Grid
• 2020-12-01 Sold (MLS) $88,000 NWMLS as Distributed by MLS Grid
• 2020-11-10 Pending — NWMLS as Distributed by MLS Grid
• 2020-11-02 Price Changed $94,900 NWMLS as Distributed by MLS Grid
• 2020-10-01 Listed $104,900 NWMLS as Distributed by MLS Grid
• 2017-05-01 Sold (MLS) $69,000 NWMLS as Distributed by MLS Grid
• 2017-03-09 Pending — NWMLS as Distributed by MLS Grid
• 2017-03-04 Price Changed $69,000 NWMLS as Distributed by MLS Grid
• 2017-01-31 Listed $75,000 NWMLS as Distributed by MLS Grid
• 2016-05-24 Sold (Public Records) $92,400 Public Records
• 1998-06-09 Sold (Public Records) $11,500 Public Records

Property tax history

+3.6%/yr

Latest (2026): $1,898 · +0.0% YoY. Source: county tax records.