1310 Samuel · Walla Walla, WA 99362

$179,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 14 Days on market

Built 2024 Excellent condition

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Condition / age +5.0/5.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL AGES WELCOME! 1 YEAR FREE RENT WITH ACCEPTABLE OFFER! SELLER FINANCING AVAILABLE! Brand New 3 bedroom, 2 bath manufactured home, located in Rancho Villa. Open concept living w/ a spacious living & dining room. Large living room, with picture window. Kitchen has ample counter & cupboard space. Bar with seating area. Tiled backsplash. Stainless steel appliances in the kitchen are included. Neutral colors throughout. Primary bedroom w/ large closet, and bathroom w/ step-in shower. 2nd & 3rd bedrooms at the other end of the home plus full bathroom. Heat pump and Carport to be installed. Small backyard and easy access to walking trails. Call for more details!

Key facts

• Ample counter space
• Open concept living
• Large closet

Tags

• OPEN CONCEPT LIVING
• LARGE LIVING ROOM
• AMPLE COUNTER SPACE
• TILED BACKSPLASH
• STAINLESS STEEL APPLIANCES
• LARGE CLOSET

Property features AI

Finance

• Other: Senior exemption: no
• Financial info: Listing terms: Cash, Conventional
• HOA & community: Land lease: $650

Exterior

• Utilities: City of Walla Walla water; City of Walla Walla sewer; City of Walla Walla power
• Home design: Manufactured double wide; Single-story; Manufactured house structure; Tie down foundation
• Construction: Wood construction; Composition roof; Manufactured after 06/15/1976
• Exterior features: Wood products exterior; Manufactured home park with clubhouse; Mobile home remains; Lot within a manufactured home park

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 bathtub; 1 shower
• Heating & cooling: Forced air heating; Forced air cooling; Electric energy source
• Interior features: Water heater; Double pane windows; Bath off primary; Walk-in closet; Landscaped
• Laundry & utility: Water heater located in closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (2.0% below list).
• Recommended offer: $175k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 422 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 206 units permitted in Walla Walla County in 2024 (50 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 $5k of value loss. Plan a longer hold.
• Walla Walla County population projected at +8% 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.

Recommended offer $175,466 (2.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.98% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $99,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1236 Jones Dr	0.09mi	3/2.0	1,214 (-3%)	1mo	$49,900	$41	90
1328 Samuel	0.09mi	3/2.0	1,352 (+8%)	0mo	$65,000	$48	82
1400 Samuel Dr	0.26mi	3/2.0	1,280 (+3%)	2mo	$169,900	$133	82
1260 Jones Dr	0.14mi	3/2.0	1,344 (+8%)	3mo	$170,000	$126	78
1326 Samuel Dr	0.08mi	3/2.0	1,334 (+7%)	10mo	$57,900	$43	77
1252 Jones Dr	0.12mi	3/2.0	1,344 (+8%)	7mo	$120,000	$89	76
1312 Rancho Villa Dr	0.06mi	3/2.0	1,352 (+8%)	10mo	$125,000	$92	75
1312 Gloria Ln	0.30mi	3/2.0	1,344 (+8%)	9mo	$62,000	$46	66
1372 Samuel Dr	0.29mi	2/2.0 (-1)	1,334 (+7%)	6mo	$55,000	$41	65
1257 Arkansas Dr	0.16mi	3/2.0	1,080 (-14%)	7mo	$70,000	$65	64
1370 Samuel Dr	0.28mi	3/2.0	1,416 (+14%)	6mo	$135,000	$95	60
67 Jade St	0.62mi	3/2.0	1,344 (+8%)	2mo	$107,000	$80	57

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-13,561
• Equity at exit: $26,689

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $5,050
• Equity at exit: $15,477

Cash invested: $50,120 (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 99362

• Rents YoY: 2.4%
• Active inventory: 422
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$939
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $260

Break-even live

Break-even rent $1,426

Max offer price $179,000

Occupancy floor 80%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Marjorie Pl Unit marj208 Walla Walla, WA	3.0	2.0	1080	$1,295	$1.20	43d	1	0.75mi
1908 Sunset Dr Unit 217 Walla Walla, WA	3.0	2.5	1500	$2,050	$1.37	43d	1	0.78mi
1914 Sunset Dr Unit 1914SUN-B Walla Walla, WA	2.0	1.5	952	$1,625	$1.71	43d	1	0.80mi
1339 Modoc St Walla Walla, WA	2.0	2.0	1187	$2,195	$1.85	43d	1	0.88mi
265 Avery St Walla Walla, WA	3.0	2.5	1268	$1,995	$1.57	43d	1	0.90mi
332 S 3rd Ave Walla Walla, WA	2.0	1.0	1084	$1,630	$1.50	43d	1	0.96mi
101 Kenwood St #205 Walla Walla, WA	2.0	1.0	845	$1,325	$1.57	43d	1	1.06mi
420 Catherine St #3 Walla Walla, WA	2.0	1.0	890	$1,295	$1.46	43d	1	1.17mi
942 NE Spitzenburg St Apt B104 College Place, WA	2.0	1.5	975	$1,530	$1.57	43d	1	1.17mi
2121 S 2nd Ave Apt 304 Walla Walla, WA	2.0	1.5	975	$1,530	$1.57	43d	1	1.24mi
22 NE Hadley Way #1 College Place, WA	2.0	2.5	1150	$2,095	$1.82	43d	1	1.33mi
105 N Spokane St Unit 201 Walla Walla, WA	2.0	1.0	750	$1,250	$1.67	43d	1	1.36mi
378 S Park St Walla Walla, WA	2.0	1.5	800	$1,200	$1.50	43d	1	1.37mi
327 E Rose St Walla Walla, WA	1.0–2.0	1.0–2.0	863	$2,421	$2.80	43d	8	1.46mi

Listing history 11 events

1. 2026-06-19
   days on market $179,000 Active 14 DOM
2. 2026-06-18
   days on market $179,000 Active 13 DOM
3. 2026-06-17
   days on market $179,000 Active 12 DOM
4. 2026-06-16
   days on market $179,000 Active 11 DOM
5. 2026-06-15
   days on market $179,000 Active 10 DOM
6. 2026-06-14
   days on market $179,000 Active 8 DOM
7. 2026-06-12
   days on market $179,000 Active 7 DOM
8. 2026-06-09
   days on market $179,000 Active 4 DOM
9. 2026-06-08
   days on market $179,000 Active 3 DOM
10. 2026-06-07
    remarks 677-char remark
11. 2026-06-07
    listed $179,000 Active 2 DOM

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,754 · $146/mo
• Expected delta: +$396/yr (+$33/mo · 29.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 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: $21,056
• − Mortgage interest: −$10,027
• − Property taxes: −$1,359
• − Insurance: −$895
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$5,207
• Taxable income: $199
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $3,068/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This manufactured home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential for minor updates to increase its resale and rental value.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal and can increase the home's value
• Resale Upgrading the flooring to hardwood — Improves the aesthetic and value of the home
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase the home's value
• Resale Upgrading the bathroom fixtures — Modernizes the bathrooms and can increase the home's value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Enhances curb appeal and can increase the home's value ↑
• Resale Upgrading the flooring to hardwood — Improves the aesthetic and value of the home ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase the home's value ↑
• Resale Upgrading the bathroom fixtures — Modernizes the bathrooms and can increase the home's value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• Metro: Walla Walla, WA
• 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

1 event — show timeline

• 2026-06-05 Listed $179,000 NWMLS as Distributed by MLS Grid