220 N 3rd St · Pe Ell, WA 98572

$145,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 73 Days on market

Built 1925 6,098 sqft lot Est $277k · 48% under ↓ 52% since listing

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Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Appreciation +6.1/10.0
• 1% rule +5.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 1925 charmer on a large corner lot! This home offers so much original character and it's just waiting for you to bring it back to life. Inside, you will find 5 bedrooms and 1.75 bathrooms spread out over 1,376 square feet of living space. Featuring original hardwood floors throughout the living room and the ground-floor bedroom. In addition the main floor houses a kitchen with eating space and bathroom. Upstairs, you find four additional bedrooms and a second bathroom accented by a clawfoot tub. Parking and storage is facilitated by a single car detached garage. Step outside to the partially fenced yard with plenty of space for activities. Close to all local amenities so make

Key facts

• Large corner lot
• Clawfoot tub
• 6,098 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• CLAWFOOT TUB
• PARTIALLY FENCED YARD
• LARGE CORNER LOT
• KITCHEN WITH EATING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#348 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, crime F, amenities F.
• Pe Ell School District (rural): math 45% / reading 60% proficiency, ranked #133 of 291 in WA (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.3% local appreciation)).
• Lewis County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $276,576
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 N 2nd St	0.04mi	3/1.0	1,362 (-1%)	10mo	$339,900	$250	84
316 W 4th Ave	0.10mi	3/2.0	1,416 (+3%)	14mo	$285,000	$201	78
217 E Pe Ell Ave	0.24mi	3/1.0	1,372 (-0%)	8mo	$255,000	$186	78
204 Chehalis Ave	0.16mi	3/1.0	1,464 (+6%)	6mo	$279,000	$191	73
503 E Pe Ell Ave	0.42mi	3/1.0	1,560 (+13%)	1mo	$217,000	$139	54
415 E Pe Ell Ave	0.39mi	2/1.5 (-1)	1,563 (+14%)	14mo	$325,000	$208	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.56×
• Total profit: $22,855
• Equity at exit: $59,555

10-year hold

• IRR: 13.0%
• Equity multiple: 2.80×
• Total profit: $73,221
• Equity at exit: $87,613

Cash invested: $40,600 (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 98572

• Home prices YoY: 0.9%
• Active inventory: 15
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $168

Break-even live

Break-even rent $1,245

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-18
   price $145,000
2. 2026-04-17
   price $155,000
3. 2026-03-15
   listed $165,000 Active
4. 2023-04-07
   soldstatus $270,000 Closed
5. 2023-02-28
   status Pending
6. 2023-02-03
   price $265,000
7. 2022-12-30
   price $275,000
8. 2022-08-05
   status Active Under Contract
9. 2022-08-04
   status Pending
10. 2022-03-10
    status Active
11. 2022-02-07
    status Pending
12. 2022-01-26
    price $279,000
13. 2021-10-02
    price $289,000
14. 2021-07-06
    listed $299,000 Active

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,486
• − Mortgage interest: −$8,122
• − Property taxes: −$1,952
• − Insurance: −$725
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,218
• Taxable loss: −$329
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,092/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: Pe Ell School District
• NCES district ID: 5306660
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $45,419
• Composite: 46.3/100
• National rank: #5395
• State rank: #133 of 291 in WA

Livability — Pe Ell

• Score: 65/100
• State rank: #348
• US rank: #13198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pe Ell, WA
• Population (ZIP): 806

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 20% Portuguese 5% Lithuanian 3%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.30%
• Current HPI: 243.7525
• 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

-51.5% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $145,000 NWMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $155,000 NWMLS as Distributed by MLS Grid
• 2026-03-15 Listed $165,000 NWMLS as Distributed by MLS Grid
• 2023-04-07 Sold (MLS) $270,000 NWMLS as Distributed by MLS Grid
• 2023-02-28 Pending — NWMLS as Distributed by MLS Grid
• 2023-02-03 Price Changed $265,000 NWMLS as Distributed by MLS Grid
• 2022-12-30 Price Changed $275,000 NWMLS as Distributed by MLS Grid
• 2022-08-05 Relisted — NWMLS as Distributed by MLS Grid
• 2022-08-04 Pending — NWMLS as Distributed by MLS Grid
• 2022-03-10 Relisted — NWMLS as Distributed by MLS Grid
• 2022-02-07 Pending — NWMLS as Distributed by MLS Grid
• 2022-01-26 Price Changed $279,000 NWMLS as Distributed by MLS Grid
• 2021-10-02 Price Changed $289,000 NWMLS as Distributed by MLS Grid
• 2021-07-06 Listed $299,000 NWMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2026): $1,952 · +5.8% YoY. Source: county tax records.