1328 Samuel · Walla Walla, WA 99324

$85,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 62 Days on market

Built 1988 Est $108k · 21% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy independent living in this Rancho Villa home! Spacious and sunny home with open concept living space. Handy kitchen has roomy pantry with lots of storage; dining area with built-in corner hutch, ceiling fan. Private primary bdrm suite has large closet space, bath w/ updated shower. From primary, sliding doors open to custom built deck, garden space and walking path beyond the fence. 2 other bdrms, one with useful storage shelf; one with ceiling fan. Outside, note the covered patio, perfect for outdoor seating/entertaining. A lg storage shed sits at the back of the lot ready for garden tools or storage. Welcome home!

Key facts

• Custom built deck
• Roomy pantry
• Walking path

Tags

• OPEN CONCEPT LIVING SPACE
• ROOMY PANTRY
• BUILT-IN CORNER HUTCH
• CUSTOM BUILT DECK
• GARDEN SPACE
• WALKING PATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $85k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.16% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.50%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $108,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 Samuel	0.00mi	3/2.0	1,352 (0%)	0mo	$65,000	$48	100
1326 Samuel Dr	0.01mi	3/2.0	1,334 (-1%)	10mo	$57,900	$43	89
1260 Jones Dr	0.18mi	3/2.0	1,344 (-1%)	3mo	$170,000	$126	88
1252 Jones Dr	0.17mi	3/2.0	1,344 (-1%)	7mo	$120,000	$89	85
1312 Gloria Ln	0.21mi	3/2.0	1,344 (-1%)	9mo	$62,000	$46	81
1400 Samuel Dr	0.18mi	3/2.0	1,280 (-5%)	2mo	$169,900	$133	81
1372 Samuel Dr	0.21mi	2/2.0 (-1)	1,334 (-1%)	6mo	$55,000	$41	78
1370 Samuel Dr	0.20mi	3/2.0	1,416 (+5%)	6mo	$135,000	$95	78
1236 Jones Dr	0.14mi	3/2.0	1,214 (-10%)	1mo	$49,900	$41	76
67 Jade St	0.57mi	3/2.0	1,344 (-1%)	2mo	$107,000	$80	71
1320 Fort Ln	0.18mi	3/2.0	1,512 (+12%)	6mo	$130,000	$86	67
1427 Topaz St	0.68mi	3/2.0	1,550 (+15%)	9mo	$119,000	$77	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.4%
• Equity multiple: 2.73×
• Total profit: $41,202
• Equity at exit: $12,674

10-year hold

• IRR: 46.7%
• Equity multiple: 5.49×
• Total profit: $106,745
• Equity at exit: $7,349

Cash invested: $23,800 (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 99324

• Home prices YoY: -17.6%
• Active inventory: 104
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $863

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 48%

Sensitivity live

Price	-10% $921	-5% $892	+0% $863	+5% $833	+10% $804
Rent	-10% $718	-5% $790	+0% $863	+5% $935	+10% $1,008
Rate	-1.0pp $906	-0.5pp $884	base $863	+0.5pp $841	+1.0pp $818

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Marjorie Pl Unit marj208 Walla Walla, WA	3.0	2.0	1080	$1,295	$1.20	44d	1	0.76mi
1908 Sunset Dr Unit 217 Walla Walla, WA	3.0	2.5	1500	$2,050	$1.37	44d	1	0.79mi
1914 Sunset Dr Unit 1914SUN-B Walla Walla, WA	2.0	1.5	952	$1,625	$1.71	44d	1	0.81mi
265 Avery St Walla Walla, WA	3.0	2.5	1268	$1,995	$1.57	44d	1	0.92mi
1339 Modoc St Walla Walla, WA	2.0	2.0	1187	$2,195	$1.85	44d	1	0.93mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	44d	1	1.04mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	44d	1	1.14mi
425 N 7th Ave Apt 2 Walla Walla, WA	4.0	2.5	1697	$1,795	$1.06	44d	1	1.24mi
420 Catherine St #3 Walla Walla, WA	2.0	1.0	890	$1,295	$1.46	44d	1	1.25mi
2121 S 2nd Ave Apt 304 Walla Walla, WA	2.0	1.5	975	$1,530	$1.57	44d	1	1.27mi
22 NE Hadley Way #1 College Place, WA	2.0	2.5	1150	$2,095	$1.82	44d	1	1.27mi
255 Elder Pl #3 College Place, WA	2.0	1.0	889	$1,415	$1.59	44d	1	1.48mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-15
   price $85,000
3. 2026-04-15
   price $80,000
4. 2026-03-19
   price $89,900
5. 2026-02-17
   listed $95,000 Active
6. 2016-04-22
   soldstatus $52,000
7. 2016-01-13
   listed $54,000
8. 2002-10-01
   soldstatus $41,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,028
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$2,473
• Taxable income: $9,569
• Est. tax owed @ 24.0%: −$2,297
• After-tax cash flow: $8,056/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: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 10,137
• Household income: $62,839
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 400.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 6% Lithuanian 4% Portuguese 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.73%
• Current HPI: 326.0923
• Rent YoY: —
• Metro: Walla Walla, 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

+102.9% since first listed

8 events — show timeline

• 2026-04-20 Pending — NWMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $85,000 NWMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $80,000 NWMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $89,900 NWMLS as Distributed by MLS Grid
• 2026-02-17 Listed $95,000 NWMLS as Distributed by MLS Grid
• 2016-04-22 Sold (MLS) $52,000 NWMLS as Distributed by MLS Grid
• 2016-01-13 Listed $54,000 NWMLS as Distributed by MLS Grid
• 2002-10-01 Sold (Public Records) $41,900 Public Records

Property tax history

-23.0%/yr

Latest (2026): $37 · +1.4% YoY. Source: county tax records.