421 N Columbus Ave · Goldendale, WA 98620

$100,000

3 bd · 2.5 ba · 2,061 sqft · SingleFamily public records · 14 Days on market

Built 1920 0.86 ac lot ↓ 26% 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 +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

Key facts

• 0.86 acre lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-35 ($-420/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (6.2% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.2% below list) — sets the bar for cash-flow.
• Cap rate 11.4% vs local median 2.4% in Goldendale — 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 67/100 on livability (#295 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Goldendale School District (town): math 35% / reading 49% proficiency, ranked #213 of 291 in WA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Goldendale Primary School (291 students, 71% FRL); Goldendale Middle School (262 students, 78% FRL); Goldendale High School (299 students, 63% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 254 active listings in the ZIP; 80 units permitted in Klickitat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Klickitat County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,814 (6.2% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.52% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.23%
• DSCR: 1.81
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $305,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 NW 2nd St	0.13mi	3/2.0	2,257 (+10%)	15mo	$334,000	$148	63
308 S King Ave	0.59mi	4/1.0 (+1)	2,064 (+0%)	2mo	$269,900	$131	60
404 NE High St	0.33mi	3/2.0	1,856 (-10%)	9mo	$393,000	$212	58
222 W Court St	0.31mi	2/1.0 (-1)	1,904 (-8%)	7mo	$238,000	$125	56
109 S Roosevelt St	0.57mi	4/2.0 (+1)	2,025 (-2%)	10mo	$340,000	$168	55
119 W Collins St	0.41mi	3/1.0	2,164 (+5%)	15mo	$195,000	$90	54
514 S Grant St	0.46mi	3/2.0	2,224 (+8%)	15mo	$315,000	$142	50
523 E Burgen St	0.54mi	4/4.0 (+1)	1,999 (-3%)	12mo	$338,500	$169	49
415 W Burgen St	0.46mi	4/2.5 (+1)	1,970 (-4%)	21mo	$165,000	$84	48
817 Whitney Dr	0.71mi	3/2.0	2,053 (-0%)	19mo	$528,000	$257	48
705 Franklin Ct	0.60mi	4/1.5 (+1)	1,950 (-5%)	8mo	$284,900	$146	48
1019 Hoodview Pl	0.70mi	4/2.0 (+1)	2,038 (-1%)	22mo	$509,000	$250	40

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-18,078
• Equity at exit: $14,910

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-17,164
• Equity at exit: $8,646

Cash invested: $28,000 (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 98620

• Active inventory: 254
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$42
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-35

Break-even live

Break-even rent $1,563

Max offer price $93,814

Occupancy floor 97%

Sensitivity live

Price	-10% $22	-5% $-7	+0% $-35	+5% $-63	+10% $-92
Rent	-10% $-155	-5% $-95	+0% $-35	+5% $25	+10% $85
Rate	-1.0pp $15	-0.5pp $-10	base $-35	+0.5pp $-61	+1.0pp $-87

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-04-12
   listed $100,000 Active
3. 2023-04-12
   soldstatus $235,000 Closed 473-char remark

   Show marketing remark (473 chars)

   Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

4. 2023-02-06
   status Pending 473-char remark

   Show marketing remark (473 chars)

   Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

5. 2023-01-01
   status Active 473-char remark

   Show marketing remark (473 chars)

   Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

6. 2022-12-13
   status Pending 473-char remark

   Show marketing remark (473 chars)

   Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

7. 2022-11-29
   price $249,900 473-char remark

   Show marketing remark (473 chars)

   Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

8. 2022-11-11
   price $264,900 473-char remark

   Show marketing remark (473 chars)

   Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

9. 2022-07-29
   price $274,900 473-char remark

   Show marketing remark (473 chars)

   Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

10. 2022-07-10
    listed $289,000 Active 473-char remark

    Show marketing remark (473 chars)

    Remodel in Progress! This home is conveniently located just two blocks from downtown Goldendale, 300 feet from the Little Klickitat Creek and a nice drive to the Goldendale Observatory! This 3 bed/2.5 bath is not something you will want to pass up! Front yard is completely fenced. Lots of parking and storage space! Two horse stalls, tack room, hay storage and some pasture that is fenced. Large garden space is fenced. House is on well water! Call today for your showing!

11. 2019-06-03
    soldstatus $100,000
12. 2016-04-14
    soldstatus $100,000 Sold 440-char remark

    Show marketing remark (440 chars)

    Great Opportunity to own a home on a little over 3/4 of an acre. This home is in need of TLC, shop/garage & a private well. 3 bedroom, 2.5 bathrooms, large living area, with separate dining area. Master bedroom on the main floor (tub/shower combo), 1/2 bath @ laundry room area, 2 oversize bedrooms upstairs with bath (shower only). Property has plenty of parking for RV multi cars. Fenced & x-fenced, garden with loafing shed.

13. 2016-03-21
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Great Opportunity to own a home on a little over 3/4 of an acre. This home is in need of TLC, shop/garage & a private well. 3 bedroom, 2.5 bathrooms, large living area, with separate dining area. Master bedroom on the main floor (tub/shower combo), 1/2 bath @ laundry room area, 2 oversize bedrooms upstairs with bath (shower only). Property has plenty of parking for RV multi cars. Fenced & x-fenced, garden with loafing shed.

14. 2015-09-25
    listed $135,000 Active 440-char remark

    Show marketing remark (440 chars)

    Great Opportunity to own a home on a little over 3/4 of an acre. This home is in need of TLC, shop/garage & a private well. 3 bedroom, 2.5 bathrooms, large living area, with separate dining area. Master bedroom on the main floor (tub/shower combo), 1/2 bath @ laundry room area, 2 oversize bedrooms upstairs with bath (shower only). Property has plenty of parking for RV multi cars. Fenced & x-fenced, garden with loafing shed.

ⓘ 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: $2,497 · $208/mo
• Projected year-2 tax: $2,497 · $208/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,221
• − Mortgage interest: −$5,602
• − Property taxes: −$2,497
• − Insurance: −$6,025
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$2,909
• Taxable loss: −$1,727
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $-6/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: Goldendale School District
• NCES district ID: 5303090
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $37,859
• Composite: 37.31/100
• National rank: #8952
• State rank: #213 of 291 in WA

Livability — Goldendale

• Score: 67/100
• State rank: #295
• US rank: #10293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldendale, WA
• Population (ZIP): 7,617

Population outlook (Klickitat County) Hauer SSP2

• Today (2025): 22,337 people
• By 2030: 22,829 · +2.2%
• By 2040: 23,382 · +4.7%
• By 2050: 23,654 · +5.9%
• By 2075: 24,266 · +8.6%
• By 2100: 23,782 · +6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 4% Italian 4% Lithuanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Klickitat

• 2024 margin: Lean R (+9.3) · D 43.7% · R 53.1% · Other 3.2%
• 2008→2024 swing: -9.5pp toward R · 2008: 0.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+9.4 2016: R+16.3 2012: R+7.8 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.36%
• Current HPI: 210.0159
• 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

-25.9% since first listed

14 events — show timeline

• 2026-04-27 Pending — RMLS
• 2026-04-12 Listed $100,000 RMLS
• 2023-04-12 Sold (MLS) $235,000 RMLS
• 2023-02-06 Pending — RMLS
• 2023-01-01 Relisted — RMLS
• 2022-12-13 Pending — RMLS
• 2022-11-29 Price Changed $249,900 RMLS
• 2022-11-11 Price Changed $264,900 RMLS
• 2022-07-29 Price Changed $274,900 RMLS
• 2022-07-10 Listed $289,000 RMLS
• 2019-06-03 Sold (Public Records) $100,000 Public Records
• 2016-04-14 Sold (MLS) $100,000 RMLS
• 2016-03-21 Pending — RMLS
• 2015-09-25 Listed $135,000 RMLS

Property tax history

+7.0%/yr

Latest (2026): $2,497 · +1.9% YoY. Source: county tax records.