114 S 3rd St · Coulee City, WA 99115

$125,000

3 bd · 1.0 ba · 1,078 sqft · SingleFamily · 31 Days on market

Built 1928 Fair condition 5,197 sqft lot

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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 +17.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +5.6/10.0
• Schools +5.3/10.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This 3 bedroom, 1 bath home sits on four spacious city lots, offering room to breathe right in town. The home needs some TLC, but the potential is undeniable! This could easily become the cutest cottage with the right vision. The property is fully fenced and includes multiple outbuildings, giving you space for storage, hobbies, or future projects. You’re just a short walk from the city park, boat launch, and a variety of local services, making this an ideal spot for full-time living or a weekend getaway.

Key facts

• Fully fenced
• 5,197 sq ft lot
• Built 1928

Tags

• FOUR SPACIOUS CITY LOTS
• FULLY FENCED
• MULTIPLE OUTBUILDINGS
• SHORT WALK FROM CITY PARK
• SHORT WALK FROM BOAT LAUNCH
• VARIETY OF LOCAL SERVICES

Property features AI

Finance

• Other: Lot features include alley and paved access; Lot size approximately 0.1193 acres; Level topography
• Financial info: Listing terms: Cash

Exterior

• Parking: Off-street parking
• Security: Fully fenced
• Utilities: Public water; Sewer connected; Electric power (Grant County PUD); Wood energy source option
• Home design: Single-family residence; One story; Main-level entry; Has a view
• Construction: Wood construction; Metal roof; Poured concrete foundation; Built on lot
• Exterior features: Wood exterior; Garden space; Dog run; Fully fenced; Outbuildings; High-speed internet available

Interior

• Kitchen: Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 bathtub; 1 shower
• Heating & cooling: Heating present; Window cooling units
• Interior features: Ceiling fan(s); Dining room; Electric fireplace; Wood-burning fireplace; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $123k (2.0% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#481 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, employment D, crime F.
• Coulee-Hartline School District (rural): math 50% / reading 70% proficiency, ranked #65 of 291 in WA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Coulee City Elementary (76 students, 54% FRL); Almira Coulee Hartline High School (88 students, 43% FRL).
• Market conditions: 27 active listings in the ZIP; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.7% local appreciation)).
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.29%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $307,230
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 W Douglas	0.09mi	3/1.0	1,104 (+2%)	8mo	$315,000	$285	85
225 N 1st St	0.20mi	3/1.0	1,082 (+0%)	10mo	$240,000	$222	82
108 W Locust St	0.22mi	2/1.0 (-1)	928 (-14%)	11mo	$379,500	$409	52

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

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.37×
• Total profit: $13,116
• Equity at exit: $47,054

10-year hold

• IRR: 10.7%
• Equity multiple: 2.39×
• Total profit: $48,737
• Equity at exit: $66,071

Cash invested: $35,000 (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 99115

• Home prices YoY: 0.8%
• Active inventory: 27
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $104

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $125,000 Active 31 DOM
2. 2026-06-18
   days on market $125,000 Active 30 DOM
3. 2026-06-17
   days on market $125,000 Active 29 DOM
4. 2026-06-16
   days on market $125,000 Active 28 DOM
5. 2026-06-15
   days on market $125,000 Active 27 DOM
6. 2026-06-14
   days on market $125,000 Active 25 DOM
7. 2026-06-13
   days on market $125,000 Active 24 DOM
8. 2026-06-10
   days on market $125,000 Active 22 DOM
9. 2026-06-09
   days on market $125,000 Active 21 DOM
10. 2026-06-08
    pricedays on market $125,000 Active 20 DOM
11. 2026-06-07
    days on market $130,000 Active 19 DOM
12. 2026-06-05
    days on market $130,000 Active 16 DOM
13. 2026-06-02
    days on market $130,000 Active 14 DOM
14. 2026-06-01
    days on market $130,000 Active 13 DOM
15. 2026-05-31
    days on market $130,000 Active 12 DOM
16. 2026-05-30
    days on market $130,000 Active 11 DOM
17. 2026-05-19
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,706
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,636
• Taxable loss: −$785
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $1,440/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom home requires moderate renovations to modernize the kitchen and bathroom, repair exterior siding, and paint interior walls. The property has potential and could be transformed into a move-in-ready home with the right vision.

Repairs flagged

• Major kitchen cabinets — Severe wear and tear
• Major kitchen countertops — Severe wear and tear
• Major bathroom fixtures — Severe wear and tear
• Moderate exterior siding — Visible wear
• Moderate interior walls — Paint peeling

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and adds value
• Resale New bathroom fixtures — Modernizes the bathroom and adds value
• Resale New exterior siding — Enhances curb appeal and adds value
• Both Paint interior walls — Improves the home's appearance and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
kitchen countertops · Severe wear and tear	Major	$15,000–50,000
bathroom fixtures · Severe wear and tear	Major	$15,000–50,000
exterior siding · Visible wear	Moderate	$3,000–15,000
interior walls · Paint peeling	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and adds value ↑
• Resale New bathroom fixtures — Modernizes the bathroom and adds value ↑
• Resale New exterior siding — Enhances curb appeal and adds value ↑
• Both Paint interior walls — Improves the home's appearance and adds 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: Coulee-Hartline School District
• NCES district ID: 5303440
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $49,934
• Composite: 52.64/100
• National rank: #3349
• State rank: #65 of 291 in WA

Livability — Coulee City

• Score: 59/100
• State rank: #481
• US rank: #19988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coulee City, WA
• Population (ZIP): 1,306

Population outlook (Grant County) Hauer SSP2

• Today (2025): 99,356 people
• By 2030: 102,107 · +2.8%
• By 2040: 108,318 · +9.0%
• By 2050: 114,712 · +15.5%
• By 2075: 131,376 · +32.2%
• By 2100: 146,163 · +47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11%
• Common ancestry: Portuguese 13% Scottish 6% Italian 4%
• Foreign-born: 1% · Canada

Political lean MEDSL · Grant

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.4% · Other 2.6%
• 2008→2024 swing: -9.9pp toward R · 2008: -27.5pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.4 2016: R+37.9 2012: R+32.6 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 198.916
• 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

1 event — show timeline

• 2026-05-19 Listed $130,000 NWMLS as Distributed by MLS Grid