7303 N Crestline St #32 · Spokane, WA 99217

$140,000

3 bd · 2.0 ba · 1,312 sqft · Manufactured public records · 79 Days on market

Built 1990 Est $126k · 11% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.9/5.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Delightful 3 Bedroom, 2 Bathroom 1,120 sq. ft single level home in a great 55+ community. Morgan Park is centrally located on the North side of Spokane. This floor plan is open with lots of natural light including a Solarium. Your plants have found their new home for sure! Master Suite with walk-in closet and double doors into bathroom. Convenient laundry room with washer & dryer. Covered Deck, carport and ramp at front of home. In the shaded backyard you'll love the trex deck and 2 storage sheds. Central Air Conditioning and electric forced air heat. There is an additional den/workshop or office off the front porch. Come see, call today.

Key facts

• Master suite
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• SOLARIUM
• MASTER SUITE
• WALK-IN CLOSET
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Land lease: $600/month

Exterior

• Parking: Carport; RV access/parking; Off-site parking; 1 carport space
• Utilities: City water (implied); Sewer (implied); Electricity (implied)
• Home design: Manufactured home; One-story; Skirted foundation with tie-downs
• Construction: Wood siding; Siding exterior; Composition roof
• Exterior features: Deck; Patio; Automatic sprinkler; Level, open lot; City bus within 6 blocks

Interior

• Kitchen: Free-standing range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Pantry; Cathedral ceilings; Utility room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.2% in Spokane — 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 80/100 on livability (#93 in WA, #1,822 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Spokane School District (urban): math 47% / reading 58% proficiency, ranked #136 of 291 in WA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Arlington Elementary (399 students, 84% FRL); Rogers High School (1,536 students, 83% FRL) — zoned schools average 84% FRL vs 50% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.5%/yr); 208 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $125,952
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6632 N Crestline St	0.41mi	3/2.0	1,386 (+6%)	12mo	$330,000	$238	62
1211 E Lyons Ave #83	0.66mi	3/2.0	1,344 (+2%)	5mo	$93,000	$69	61
6805 N Crestline St #32	0.34mi	3/2.0	1,248 (-5%)	19mo	$105,000	$84	60
1211 E Lyons #62 Ave	0.64mi	3/2.0	1,400 (+7%)	6mo	$135,000	$96	54
6624 N Crestline St	0.44mi	3/2.0	1,450 (+10%)	20mo	$335,000	$231	46
1205 E Lyons Ave #8	0.70mi	2/2.0 (-1)	1,344 (+2%)	23mo	$140,000	$104	39
1205 E Lyons Rd #162	0.70mi	2/1.0 (-1)	1,124 (-14%)	3mo	$68,000	$60	32
1209 E Lyons Ave #219	0.59mi	2/1.0 (-1)	1,176 (-10%)	23mo	$68,900	$59	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.46×
• Total profit: $18,012
• Equity at exit: $20,874

10-year hold

• IRR: 23.6%
• Equity multiple: 3.52×
• Total profit: $98,687
• Equity at exit: $12,105

Cash invested: $39,200 (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 99217

• Home prices YoY: -30.7%
• Rents YoY: 9.5%
• Active inventory: 208
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$734
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $492

Break-even live

Break-even rent $1,153

Max offer price $140,000

Occupancy floor 67%

Sensitivity live

Price	-10% $571	-5% $531	+0% $492	+5% $452	+10% $413
Rent	-10% $352	-5% $422	+0% $492	+5% $562	+10% $632
Rate	-1.0pp $562	-0.5pp $527	base $492	+0.5pp $456	+1.0pp $419

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1517 E Calkins Ave Spokane, WA	4.0	2.0	1753	$2,200	$1.25	15d	1	0.43mi
1718 E Lincoln Rd Spokane, WA	1.0–2.0	1.0–2.0	975	$1,795	$1.84	15d	10	0.46mi
1015 E Cozza Dr Unit 14 Spokane, WA	2.0	1.0	902	$1,110	$1.23	24d	1	0.66mi
1011 E Sharpsburg Ave Unit 494 Spokane, WA	2.0	1.0	902	$1,150	$1.27	24d	1	0.69mi
910 E Holyoke Ave Spokane, WA	1.0–2.0	1.0	755	$1,425	$1.89	15d	4	0.93mi
723 E Sitka Spokane, WA	2.0	2.0	1400	$1,875	$1.34	15d	1	0.95mi
6903 N Cincinnati St Spokane, WA	3.0	2.0	1600	$2,100	$1.31	24d	1	1.00mi
2420 E Joseph Ave Spokane, WA	3.0	2.5	1268	$1,900	$1.50	24d	1	1.04mi
636 E Magnesium Rd Spokane, WA	1.0–3.0	1.0–3.0	1053	$2,325	$2.21	15d	12	1.24mi
7024 N Colton St Spokane, WA	2.0	2.0	1082	$1,385	$1.28	15d	1	1.27mi
121 E Wedgewood Ave Spokane, WA	1.0–3.0	1.0–1.5	833	$1,405	$1.69	15d	17	1.32mi
510 E Dalke Ave Spokane, WA	2.0	1.0	1500	$1,595	$1.06	22d	1	1.35mi
6203 N Astor St Spokane, WA	2.0	1.0	1100	$1,400	$1.27	15d	1	1.38mi
6203 N Astor St Unit 2 Spokane, WA	2.0	1.5	1100	$1,400	$1.27	22d	1	1.38mi
849 E Magnesium Rd Spokane, WA	1.0–3.0	1.0–2.0	931	$1,725	$1.85	15d	6	1.40mi

Listing history 26 events

1. 2026-06-21
   days on market $140,000 Active 79 DOM
2. 2026-06-18
   days on market $140,000 Active 76 DOM
3. 2026-06-17
   days on market $140,000 Active 75 DOM
4. 2026-06-16
   days on market $140,000 Active 74 DOM
5. 2026-06-15
   days on market $140,000 Active 73 DOM
6. 2026-06-14
   days on market $140,000 Active 71 DOM
7. 2026-06-10
   days on market $140,000 Active 68 DOM
8. 2026-06-09
   days on market $140,000 Active 67 DOM
9. 2026-06-08
   days on market $140,000 Active 66 DOM
10. 2026-06-07
    days on market $140,000 Active 65 DOM
11. 2026-06-03
    days on market $140,000 Active 61 DOM
12. 2026-06-02
    days on market $140,000 Active 60 DOM
13. 2026-06-01
    days on market $140,000 Active 59 DOM
14. 2026-05-31
    days on market $140,000 Active 58 DOM
15. 2026-05-31
    days on market $140,000 Active 57 DOM
16. 2026-04-03
    listed $147,000 Active
17. 2026-04-02
    historical
18. 2026-01-22
    status Active
19. 2026-01-12
    status Pending
20. 2025-10-27
    listed $147,000 Active
21. 2020-09-18
    soldstatus $75,000 Sold 653-char remark

    Show marketing remark (653 chars)

    Delightful 3 Bedroom, 2 Bathroom 1,120 sq. ft single level home in a great 55+ community. Morgan Park is centrally located on the North side of Spokane. This floor plan is open with lots of natural light including a Solarium. Your plants have found their new home for sure! Master Suite with walk-in closet and double doors into bathroom. Convenient laundry room with washer & dryer. Covered Deck, carport and ramp at front of home. In the shaded backyard you'll love the trex deck and 2 storage sheds. Central Air Conditioning and electric forced air heat. There is an additional den/workshop or office off the front porch. Come see, call today.

22. 2020-09-09
    status Pending 653-char remark

    Show marketing remark (653 chars)

    Delightful 3 Bedroom, 2 Bathroom 1,120 sq. ft single level home in a great 55+ community. Morgan Park is centrally located on the North side of Spokane. This floor plan is open with lots of natural light including a Solarium. Your plants have found their new home for sure! Master Suite with walk-in closet and double doors into bathroom. Convenient laundry room with washer & dryer. Covered Deck, carport and ramp at front of home. In the shaded backyard you'll love the trex deck and 2 storage sheds. Central Air Conditioning and electric forced air heat. There is an additional den/workshop or office off the front porch. Come see, call today.

23. 2020-08-10
    status Pending on Inspection 653-char remark

    Show marketing remark (653 chars)

    Delightful 3 Bedroom, 2 Bathroom 1,120 sq. ft single level home in a great 55+ community. Morgan Park is centrally located on the North side of Spokane. This floor plan is open with lots of natural light including a Solarium. Your plants have found their new home for sure! Master Suite with walk-in closet and double doors into bathroom. Convenient laundry room with washer & dryer. Covered Deck, carport and ramp at front of home. In the shaded backyard you'll love the trex deck and 2 storage sheds. Central Air Conditioning and electric forced air heat. There is an additional den/workshop or office off the front porch. Come see, call today.

24. 2020-07-27
    listed $79,900 New 653-char remark

    Show marketing remark (653 chars)

    Delightful 3 Bedroom, 2 Bathroom 1,120 sq. ft single level home in a great 55+ community. Morgan Park is centrally located on the North side of Spokane. This floor plan is open with lots of natural light including a Solarium. Your plants have found their new home for sure! Master Suite with walk-in closet and double doors into bathroom. Convenient laundry room with washer & dryer. Covered Deck, carport and ramp at front of home. In the shaded backyard you'll love the trex deck and 2 storage sheds. Central Air Conditioning and electric forced air heat. There is an additional den/workshop or office off the front porch. Come see, call today.

25. 2010-09-22
    soldstatus $32,000
26. 2010-07-08
    listed $34,900

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,417 · $118/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,303
• − Mortgage interest: −$7,842
• − Property taxes: −$1,417
• − Insurance: −$700
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,073
• Taxable income: $3,862
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $4,975/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: Spokane School District
• NCES district ID: 5308250
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $43,187
• Composite: 46.1/100
• National rank: #5477
• State rank: #136 of 291 in WA

Livability — Spokane

• Score: 80/100
• State rank: #93
• US rank: #1822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spokane, WA
• County: Spokane County · 496,401 people
• City population: 298,820
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 21,441
• Household income: $73,620
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 630.0

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Asian 4% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 4% Scotch-Irish 4% Iranian 3%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.19%
• Current HPI: 343.0283
• Rent YoY: ▲ 9.52%
• Metro: Spokane-Spokane Valley, 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

+321.2% since first listed

11 events — show timeline

• 2026-04-03 Listed $147,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-02 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2026-01-22 Relisted — SPOKANEMLS as Distributed by MLS Grid
• 2026-01-12 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2025-10-27 Listed $147,000 SPOKANEMLS as Distributed by MLS Grid
• 2020-09-18 Sold (MLS) $75,000 SPOKANEMLS as Distributed by MLS Grid
• 2020-09-09 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2020-08-10 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2020-07-27 Listed $79,900 SPOKANEMLS as Distributed by MLS Grid
• 2010-09-22 Sold (MLS) $32,000 SPOKANEMLS as Distributed by MLS Grid
• 2010-07-08 Listed $34,900 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+19.3%/yr

Latest (2026): $1,417 · +44.5% YoY. Source: county tax records.