605 NW Fisk Street #42 St · Pullman, WA 99163

$49,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 90 Days on market

Built 1972 $59/sqft · 49% above area Est $38k · 31% over $545/mo HOA · 48% of rent

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Why this score? — see what drove the D+ 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 +17.2/30.0
• 1% rule +10.0/10.0
• Schools +5.8/10.0
• DSCR +5.4/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Most manufactured homes require compromise! You will find most feature no central air, no gas heat, no fireplace, no garage, no fenced yard, no shed, and not much space. But that’s not the case here!! 605 NW Fisk St #42 in Pullman includes central A/C, efficient gas heating, and a built-in wood pellet fireplace that adds both warmth and charm. Inside, the layout feels open and spacious, offering comfortable living whether you're entertaining guests or enjoying a quiet night in. The exterior offers just as much value. A fenced yard provides privacy and space for pets or outdoor activities. There’s also a garage for covered parking and a shed for additional storage. This home stands out in all the right ways and is located in an established neighborhood with easy access to all that Pullman has to offer. Schedule your private tour today. Affordable homes with this combination of features don’t come around often! MLS# 290877

Key facts

• Garage
• Shed
• Fenced yard

Tags

• CENTRAL A/C
• EFFICIENT GAS HEATING
• BUILT-IN WOOD PELLET FIREPLACE
• FENCED YARD
• GARAGE
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $36 ($428/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.2% in Pullman — 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 85/100 on livability (#32 in WA, #542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Pullman School District (town): math 63% / reading 76% proficiency, ranked #30 of 291 in WA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 17 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; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $9k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 2.29% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $38,155
• List price: $49,900
• Delta: 30.78%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 NW Park West Dr	0.57mi	2/1.0	924 (+10%)	7mo	$30,000	$32	51
404 NW Parkwest	0.57mi	2/1.5	896 (+7%)	13mo	$57,000	$64	50
312 NW Parkwest Dr	0.67mi	2/1.0	728 (-13%)	0mo	$44,995	$62	46

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-4,980
• Equity at exit: $7,440

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $2,015
• Equity at exit: $4,314

Cash invested: $13,972 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$262
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$21
• HOA: −$545
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $36

Break-even live

Break-even rent $1,097

Max offer price $49,900

Occupancy floor 92%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 NE Spaulding St Pullman, WA	1.0	1.0	625	$1,000	$1.60	44d	2	0.40mi
620 NE Kamiaken St Pullman, WA	2.0–3.0	1.0–2.0	895	$885	$0.99	44d	12	0.46mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$539	$0.55	44d	1	0.51mi
1225-1235 NW Hall Dr Pullman, WA	2.0	1.0	525	$950	$1.81	44d	1	0.60mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	44d	1	0.68mi
605 S Grand Ave Apt B Pullman, WA	1.0	1.0	790	$1,000	$1.27	44d	1	0.68mi
820 NE Colorado St Pullman, WA	1.0–8.0	1.0–3.0	723	$478	$0.66	44d	62	0.80mi
880 NE Providence Ct Pullman, WA	1.0–3.0	1.0–2.0	852	$1,250	$1.47	44d	11	0.84mi
910 NE Providence Ct Pullman, WA	1.0–2.0	1.0	680	$1,250	$1.84	44d	10	0.94mi
1125 NE Valley Rd Pullman, WA	3.0	1.0–2.0	1015	$479	$0.47	44d	11	0.95mi
1365 NE Brandi Way Pullman, WA	1.0–3.0	1.0–2.5	941	$1,270	$1.35	44d	16	0.99mi
1300 NE Williams St Unit 4 Pullman, WA	1.0	1.0	550	$850	$1.55	44d	1	1.04mi
1455 NE Brandi Way Pullman, WA	2.0–3.0	1.0–2.0	891	$1,250	$1.40	44d	10	1.08mi
1016 SE Latah St Pullman, WA	2.0	1.0	735	$1,050	$1.43	44d	4	1.08mi
375 NE Terre View Dr Unit D-312 Pullman, WA	3.0	2.0	1060	$1,000	$0.94	44d	1	1.13mi
100 NW Terre View Dr Pullman, WA	2.0–3.0	1.0–2.0	980	$1,199	$1.22	44d	1	1.21mi
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$1,884	$1.88	44d	1	1.27mi

HOA detail

• Monthly dues: $545 · $6,540/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-19
   days on market $49,900 Active 90 DOM
2. 2026-06-18
   days on market $49,900 Active 89 DOM
3. 2026-06-17
   days on market $49,900 Active 88 DOM
4. 2026-06-16
   days on market $49,900 Active 87 DOM
5. 2026-06-15
   days on market $49,900 Active 86 DOM
6. 2026-06-14
   days on market $49,900 Active 84 DOM
7. 2026-06-12
   days on market $49,900 Active 83 DOM
8. 2026-06-09
   days on market $49,900 Active 80 DOM
9. 2026-06-08
   days on market $49,900 Active 79 DOM
10. 2026-06-07
    days on market $49,900 Active 78 DOM
11. 2026-06-05
    days on market $49,900 Active 75 DOM
12. 2026-06-02
    days on market $49,900 Active 73 DOM
13. 2026-06-01
    days on market $49,900 Active 72 DOM
14. 2026-05-31
    days on market $49,900 Active 71 DOM
15. 2026-05-30
    days on market $49,900 Active 70 DOM
16. 2026-04-30
    status Active 952-char remark

    Show marketing remark (952 chars)

    Most manufactured homes require compromise! You will find most feature no central air, no gas heat, no fireplace, no garage, no fenced yard, no shed, and not much space. But that’s not the case here!! 605 NW Fisk St #42 in Pullman includes central A/C, efficient gas heating, and a built-in wood pellet fireplace that adds both warmth and charm. Inside, the layout feels open and spacious, offering comfortable living whether you're entertaining guests or enjoying a quiet night in. The exterior offers just as much value. A fenced yard provides privacy and space for pets or outdoor activities. There’s also a garage for covered parking and a shed for additional storage. This home stands out in all the right ways and is located in an established neighborhood with easy access to all that Pullman has to offer. Schedule your private tour today. Affordable homes with this combination of features don’t come around often! MLS# 290877

17. 2026-04-30
    price $55,000 952-char remark

    Show marketing remark (952 chars)

    Most manufactured homes require compromise! You will find most feature no central air, no gas heat, no fireplace, no garage, no fenced yard, no shed, and not much space. But that’s not the case here!! 605 NW Fisk St #42 in Pullman includes central A/C, efficient gas heating, and a built-in wood pellet fireplace that adds both warmth and charm. Inside, the layout feels open and spacious, offering comfortable living whether you're entertaining guests or enjoying a quiet night in. The exterior offers just as much value. A fenced yard provides privacy and space for pets or outdoor activities. There’s also a garage for covered parking and a shed for additional storage. This home stands out in all the right ways and is located in an established neighborhood with easy access to all that Pullman has to offer. Schedule your private tour today. Affordable homes with this combination of features don’t come around often! MLS# 290877

18. 2026-04-19
    historical 952-char remark

    Show marketing remark (952 chars)

    Most manufactured homes require compromise! You will find most feature no central air, no gas heat, no fireplace, no garage, no fenced yard, no shed, and not much space. But that’s not the case here!! 605 NW Fisk St #42 in Pullman includes central A/C, efficient gas heating, and a built-in wood pellet fireplace that adds both warmth and charm. Inside, the layout feels open and spacious, offering comfortable living whether you're entertaining guests or enjoying a quiet night in. The exterior offers just as much value. A fenced yard provides privacy and space for pets or outdoor activities. There’s also a garage for covered parking and a shed for additional storage. This home stands out in all the right ways and is located in an established neighborhood with easy access to all that Pullman has to offer. Schedule your private tour today. Affordable homes with this combination of features don’t come around often! MLS# 290877

19. 2026-04-10
    status Pending 952-char remark

    Show marketing remark (952 chars)

    Most manufactured homes require compromise! You will find most feature no central air, no gas heat, no fireplace, no garage, no fenced yard, no shed, and not much space. But that’s not the case here!! 605 NW Fisk St #42 in Pullman includes central A/C, efficient gas heating, and a built-in wood pellet fireplace that adds both warmth and charm. Inside, the layout feels open and spacious, offering comfortable living whether you're entertaining guests or enjoying a quiet night in. The exterior offers just as much value. A fenced yard provides privacy and space for pets or outdoor activities. There’s also a garage for covered parking and a shed for additional storage. This home stands out in all the right ways and is located in an established neighborhood with easy access to all that Pullman has to offer. Schedule your private tour today. Affordable homes with this combination of features don’t come around often! MLS# 290877

20. 2026-03-02
    listed $59,000 Active 952-char remark

    Show marketing remark (952 chars)

    Most manufactured homes require compromise! You will find most feature no central air, no gas heat, no fireplace, no garage, no fenced yard, no shed, and not much space. But that’s not the case here!! 605 NW Fisk St #42 in Pullman includes central A/C, efficient gas heating, and a built-in wood pellet fireplace that adds both warmth and charm. Inside, the layout feels open and spacious, offering comfortable living whether you're entertaining guests or enjoying a quiet night in. The exterior offers just as much value. A fenced yard provides privacy and space for pets or outdoor activities. There’s also a garage for covered parking and a shed for additional storage. This home stands out in all the right ways and is located in an established neighborhood with easy access to all that Pullman has to offer. Schedule your private tour today. Affordable homes with this combination of features don’t come around often! MLS# 290877

21. 2020-06-12
    soldstatus $44,000 232-char remark

    Show marketing remark (232 chars)

    Come check out t his furnished Trailer in a great location in Pullman! Big lot, 3 bed, 1 bath, 1 car garage, shed, and nice yard area. Central Air, pellet stove and laminate floors. Furniture in the property is included in the sale.

22. 2020-05-21
    listed $44,900 232-char remark

    Show marketing remark (232 chars)

    Come check out t his furnished Trailer in a great location in Pullman! Big lot, 3 bed, 1 bath, 1 car garage, shed, and nice yard area. Central Air, pellet stove and laminate floors. Furniture in the property is included in the sale.

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $489 · $41/mo
• Expected delta: +$17/yr (+$1/mo · 3.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,708
• − Mortgage interest: −$2,795
• − Property taxes: −$472
• − Insurance: −$250
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − HOA: −$6,540
• − Depreciation: −$1,452
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $426/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: Pullman School District
• NCES district ID: 5306930
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 76% ▲ 1.00%
• Median HH income: $29,034
• Composite: 58.15/100
• National rank: #2131
• State rank: #30 of 291 in WA

Livability — Pullman

• Score: 85/100
• State rank: #32
• US rank: #542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pullman, WA
• County: Whitman County · 34,022 people
• City population: 34,022
• Metro: Pullman, WA
• Population (ZIP): 34,022
• Household income: $48,231
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 3453.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 12% Asian 10% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Chinese 4% Other Indo-European 2%

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: ▼ -367.44%
• Current HPI: 153.4778
• Rent YoY: ▲ 3.43%
• Metro: Pullman, 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

+22.5% since first listed

7 events — show timeline

• 2026-04-30 Relisted — PACMLS
• 2026-04-30 Price Changed $55,000 PACMLS
• 2026-04-19 Delisted — PACMLS
• 2026-04-10 Pending — PACMLS
• 2026-03-02 Listed $59,000 PACMLS
• 2020-06-12 Sold (MLS) $44,000 PACMLS
• 2020-05-21 Listed $44,900 PACMLS

Property tax history

+15.9%/yr

Latest (2026): $472 · -5.2% YoY. Source: county tax records.