307 S Crystal Ave · LaCrosse, WA 99143

$175,000

3 bd · 1.0 ba · 1,862 sqft · SingleFamily public records · 212 Days on market

Built 1904 0.28 ac lot $94/sqft · 19% below area Est $217k · 19% under ↓ 3% since listing

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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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +5.6/10.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MLS# 288204 Single level home in the quiet community of LaCrosse, offering 4 bedrooms complimented by a laundry room, generous living-dining space, and a bonus room with potential for a second bath, home office, or play room. Enjoy a low maintenance exterior with vinyl siding and windows. Relax on the covered patio surrounded by a fenced backyard with mature trees and grass, great for kids and pets. The lot offers plenty of off street parking, and a shed for storage and working on projects. Come and explore the Town of Lacrosse and see the potential in this property, make your appointment today!

Key facts

• Hot tub
• Off street parking
• Bonus room

Tags

• BONUS ROOM
• LOW MAINTENANCE EXTERIOR
• HOT TUB
• COVERED PATIO
• FENCED BACKYARD
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $68 ($820/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 $142k (19.1% below list).
• Recommended offer: $142k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#510 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Lacrosse School District (rural): math 50% / reading 60% proficiency, ranked #114 of 291 in WA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,509 (19.1% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (median comp): $216,651
• List price: $175,000
• Delta: -19.22%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 S Whitman Ave	0.10mi	3/2.0	1,800 (-3%)	12mo	$279,450	$155	75
208 E 2nd St	0.09mi	3/1.0	1,624 (-13%)	10mo	$170,000	$105	66
302 N Clark Ave	0.43mi	3/2.5	1,720 (-8%)	10mo	$324,000	$188	53
113 S Hill St	0.20mi	4/2.0 (+1)	1,636 (-12%)	11mo	$130,000	$79	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.18×
• Total profit: $8,797
• Equity at exit: $61,072

10-year hold

• IRR: 7.8%
• Equity multiple: 1.97×
• Total profit: $47,362
• Equity at exit: $82,197

Cash invested: $49,000 (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 99143

• Home prices YoY: 0.7%
• Active inventory: 14
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $68

Break-even live

Break-even rent $1,329

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $167	-5% $118	+0% $68	+5% $19	+10% $-31
Rent	-10% $-43	-5% $12	+0% $68	+5% $124	+10% $180
Rate	-1.0pp $156	-0.5pp $113	base $68	+0.5pp $23	+1.0pp $-23

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-13
   status Pending 602-char remark

   Show marketing remark (602 chars)

   MLS# 288204 Single level home in the quiet community of LaCrosse, offering 4 bedrooms complimented by a laundry room, generous living-dining space, and a bonus room with potential for a second bath, home office, or play room. Enjoy a low maintenance exterior with vinyl siding and windows. Relax on the covered patio surrounded by a fenced backyard with mature trees and grass, great for kids and pets. The lot offers plenty of off street parking, and a shed for storage and working on projects. Come and explore the Town of Lacrosse and see the potential in this property, make your appointment today!

2. 2026-05-11
   price $175,000 602-char remark

   Show marketing remark (602 chars)

   MLS# 288204 Single level home in the quiet community of LaCrosse, offering 4 bedrooms complimented by a laundry room, generous living-dining space, and a bonus room with potential for a second bath, home office, or play room. Enjoy a low maintenance exterior with vinyl siding and windows. Relax on the covered patio surrounded by a fenced backyard with mature trees and grass, great for kids and pets. The lot offers plenty of off street parking, and a shed for storage and working on projects. Come and explore the Town of Lacrosse and see the potential in this property, make your appointment today!

3. 2025-10-14
   listed $179,800 Active 602-char remark

   Show marketing remark (602 chars)

   MLS# 288204 Single level home in the quiet community of LaCrosse, offering 4 bedrooms complimented by a laundry room, generous living-dining space, and a bonus room with potential for a second bath, home office, or play room. Enjoy a low maintenance exterior with vinyl siding and windows. Relax on the covered patio surrounded by a fenced backyard with mature trees and grass, great for kids and pets. The lot offers plenty of off street parking, and a shed for storage and working on projects. Come and explore the Town of Lacrosse and see the potential in this property, make your appointment today!

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$1,007/yr (+$84/mo · 142.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,981
• − Mortgage interest: −$9,803
• − Property taxes: −$708
• − Insurance: −$875
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$5,091
• Taxable loss: −$2,212
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,351/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: Lacrosse School District
• NCES district ID: 5304150
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $41,752
• Composite: 47.94/100
• National rank: #4824
• State rank: #114 of 291 in WA

Livability — LaCrosse

• Score: 58/100
• State rank: #510
• US rank: #20991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaCrosse, WA
• Population (ZIP): 603

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 7% Two or more races 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 6% Portuguese 3% Norwegian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.15%
• Current HPI: 171.0269
• 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

-2.7% since first listed

3 events — show timeline

• 2026-05-13 Pending — PACMLS
• 2026-05-11 Price Changed $175,000 PACMLS
• 2025-10-14 Listed $179,800 PACMLS

Property tax history

+2.9%/yr

Latest (2026): $708 · -1.8% YoY. Source: county tax records.