222 Maple Ave NW Unit 6

Napavine, WA 98565

$141,500A-

2 bd · 2.0 ba · 1,232 sqft · Built 1992 · Other · Active · 121 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,978/mo
• Mortgage (P&I): −$742
• Tax + insurance: −$99
• HOA: −$0
• Vac / Maint / Mgmt: −$415
• Net cashflow: $722/mo
• Annual: $8,665/yr
• Cap rate: 12.42%
• Cash-on-cash: 21.87%
• DSCR: 1.97
• 1% rule: 1.40%
• Cash to close: $39,620

Investor read

• This is a 2-bed/2.0-bath other listed at $142k.
• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• It's been on market 121 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• In year one you build about $5k of equity ($978 loan paydown + $4k appreciation (3.0% local appreciation)).
• Location reads 63/100 on livability (#384 in WA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+; Watch: health & safety C-, amenities F, commute F.
• Napavine School District (rural): math 52% / reading 63% proficiency, ranked #82 of 291 in WA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Napavine Elementary (389 students, 50% FRL); Napavine Jr Sr High School (425 students, 47% FRL).
• Market conditions: 10 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).
• Lewis County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $142k implies a 63% gain — meaningful room to come down on a strong offer.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Cap rate 12.4% vs local median 1.9% in Napavine — 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.

Questions for listing agent

• It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.