7037 E HWY 262 #79 · Marine View, WA 99344

$150,000

1 bd · 1.0 ba · 396 sqft · Condo public records · 49 Days on market

Built 2004 $46/mo HOA · 4% of rent ↓ 11% since listing

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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 +11.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Golf course views • Near Potholes Reservoir • Boat parking + low-maintenance lot! 1 bed + den, 1 bath, 2004 park model home with 492 sq ft, located in a manufactured home and RV park near Potholes Reservoir. Positioned with views of Legacy Resort at Frenchman Hills Golf Course, offering proximity to golf, boating, and fishing recreation. Interior layout includes 1 bedroom plus an upper level den for additional sleeping space, office, or storage. Efficient floor plan with engineered hardwood flooring in the main living area designed for low-maintenance living or seasonal use. Exterior features asphalt and concrete throughout for minimal upkeep, partial fencing, boat parking, a stor

Key facts

• Boat parking
• Low-maintenance lot
• Partial fencing

Tags

• GOLF COURSE VIEWS
• BOAT PARKING
• LOW-MAINTENANCE LOT
• ENGINEERED HARDWOOD FLOORING
• PARTIAL FENCING
• STORAGE SHED

Property features AI

Finance

• Other: Lot: approximately 70' x 29' (lot number 79)
• Financial info: Listing terms: Cash, Conventional; Land is leased
• HOA & community: Has HOA with annual fee of $550 covering common area maintenance, sewer, trash and water; Gated community

Exterior

• Parking: Driveway parking
• Security: Partially fenced; Security gate
• Utilities: Electric energy source; Community water; Sewer connected; Power provided by Grant County PUD
• Home design: Manufactured single wide home; One story; Main level entry; Faces west; Potholes Golf & Camping Condo Phase 1 community (land is leased)
• Construction: Built in 2004 (effective year); Wood construction; Composition roof; Block foundation
• Exterior features: Partially fenced lot; Outbuildings; Paved lot; Wood exterior/wood products; Has view; Level topography

Interior

• Kitchen: Refrigerator; Stove/Range; Dishwasher not listed
• Bedrooms: 1 bedroom (main level)
• Flooring: Engineered hardwood; Laminate; Carpet
• Bathrooms: 1 full bathroom with bathtub and shower
• Heating & cooling: Heat pump heating; Central air and heat pump cooling
• Interior features: Appliances included: Dryer, Washer, Refrigerator, Stove/Range; Engineered hardwood, laminate and carpet flooring; No basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-48 ($-572/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (17.7% below list).
• Recommended offer: $124k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Royal School District (rural): math 34% / reading 40% proficiency, ranked #241 of 291 in WA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Red Rock Elementary (526 students, 80% FRL); Royal Intermediate School (404 students, 80% FRL); Royal High School (550 students, 82% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $150k implies a 1264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,518 (17.7% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-27,331
• Equity at exit: $22,365

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-27,664
• Equity at exit: $12,969

Cash invested: $42,000 (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 99344

• Active inventory: 87
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$62
• HOA: −$46
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-48

Break-even live

Break-even rent $1,295

Max offer price $141,583

Occupancy floor 99%

Sensitivity live

Price	-10% $37	-5% $-5	+0% $-48	+5% $-90	+10% $-133
Rent	-10% $-145	-5% $-96	+0% $-48	+5% $1	+10% $50
Rate	-1.0pp $28	-0.5pp $-9	base $-48	+0.5pp $-87	+1.0pp $-126

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $46 · $552/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $150,000 Active 49 DOM
2. 2026-06-21
   days on market $150,000 Active 48 DOM
3. 2026-06-19
   days on market $150,000 Active 46 DOM
4. 2026-06-18
   days on market $150,000 Active 45 DOM
5. 2026-06-17
   days on market $150,000 Active 44 DOM
6. 2026-06-16
   days on market $150,000 Active 43 DOM
7. 2026-06-15
   days on market $150,000 Active 42 DOM
8. 2026-06-14
   days on market $150,000 Active 40 DOM
9. 2026-06-13
   days on market $150,000 Active 39 DOM
10. 2026-06-10
    days on market $150,000 Active 37 DOM
11. 2026-06-09
    days on market $150,000 Active 36 DOM
12. 2026-06-08
    days on market $150,000 Active 35 DOM
13. 2026-06-07
    days on market $150,000 Active 34 DOM
14. 2026-06-03
    days on market $150,000 Active 30 DOM
15. 2026-06-02
    days on market $150,000 Active 29 DOM
16. 2026-06-01
    days on market $150,000 Active 28 DOM
17. 2026-05-31
    days on market $150,000 Active 27 DOM
18. 2026-05-30
    days on market $150,000 Active 26 DOM
19. 2026-05-04
    listed $150,000 Active
20. 2002-08-13
    soldstatus $11,000
21. 2002-08-13
    soldstatus $14,999
22. 2002-01-08
    soldstatus $275,000
23. 1997-03-06
    soldstatus $168,628

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,540 · $128/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,822
• − Mortgage interest: −$8,402
• − Property taxes: −$1,540
• − Insurance: −$750
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − HOA: −$552
• − Depreciation: −$4,364
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $186/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: Royal School District
• NCES district ID: 5307620
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $42,923
• Composite: 33.87/100
• National rank: #10366
• State rank: #241 of 291 in WA

Livability — Marine View

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Marine View, WA
• Population (ZIP): 19,458

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% White 25% Two or more races 21% Native American 3%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Portuguese 2% Lithuanian 1% Italian 1%
• Foreign-born: 27% · Canada
• Languages at home: 40% English-only · Spanish 59%

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: ▼ -401.63%
• Current HPI: 212.6444
• 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

-11.0% since first listed

5 events — show timeline

• 2026-05-04 Listed $150,000 NWMLS as Distributed by MLS Grid
• 2002-08-13 Sold (Public Records) $14,999 Public Records
• 2002-08-13 Sold (Public Records) $11,000 Public Records
• 2002-01-08 Sold (Public Records) $275,000 Public Records
• 1997-03-06 Sold (Public Records) $168,628 Public Records

Property tax history

+5.2%/yr

Latest (2026): $1,540 · +0.0% YoY. Source: county tax records.