1412 4th St #19 · Asotin, WA 99402

$39,900

2 bd · 1.0 ba · 580 sqft · Manufactured · 41 Days on market

Built 1966 ↓ 27% 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
• Schools +5.6/10.0
• Appreciation +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare find in Asotin! Check out this 2 bedroom 1 bathroom house with a reasonable $394 lot rent. Freshly remodeled and ready for its next eager buyer. Come view this today while it lasts on the market.

Key facts

• Built 1966
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#296 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools B; Watch: health & safety C-, amenities F, commute F.
• Asotin-Anatone School District (suburban): math 61% / reading 64% proficiency, ranked #44 of 291 in WA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $439 of equity ($276 loan paydown + $163 appreciation (0.4% local appreciation)).
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 2.28% ✓
• Cap rate: 19.64%
• Cash-on-cash: 47.67%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 3.50×
• Total profit: $27,886
• Equity at exit: $12,406

10-year hold

• IRR: 51.8%
• Equity multiple: 6.98×
• Total profit: $66,859
• Equity at exit: $15,583

Cash invested: $11,172 (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 99402

• Home prices YoY: 0.2%
• Active inventory: 35
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $911 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $444

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 46%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   days on market $39,900 Active 41 DOM
2. 2026-05-30
   days on market $39,900 Active 40 DOM
3. 2026-05-14
   price $39,900 200-char remark

   Show marketing remark (200 chars)

   Rare find in Asotin! Check out this 2 bedroom 1 bathroom house with a reasonable $394 lot rent. Freshly remodeled and ready for its next eager buyer. Come view this today while it lasts on the market.

4. 2026-04-28
   price $44,900 200-char remark

   Show marketing remark (200 chars)

   Rare find in Asotin! Check out this 2 bedroom 1 bathroom house with a reasonable $394 lot rent. Freshly remodeled and ready for its next eager buyer. Come view this today while it lasts on the market.

5. 2026-04-20
   listed $54,900 Active 200-char remark

   Show marketing remark (200 chars)

   Rare find in Asotin! Check out this 2 bedroom 1 bathroom house with a reasonable $394 lot rent. Freshly remodeled and ready for its next eager buyer. Come view this today while it lasts on the market.

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 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: $10,930
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$1,161
• Taxable income: $4,988
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $4,129/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: Asotin-Anatone School District
• NCES district ID: 5300280
• Math proficiency: 61% ▼ -1.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $59,206
• Composite: 55.53/100
• National rank: #2670
• State rank: #44 of 291 in WA

Livability — Asotin

• Score: 67/100
• State rank: #296
• US rank: #10357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Asotin, WA
• Population (ZIP): 1,628

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 199.2117
• 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

-27.3% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $39,900 IMLS
• 2026-04-28 Price Changed $44,900 IMLS
• 2026-04-20 Listed $54,900 IMLS