1902 4th Ave · Clarkston Heights-Vineland, WA 99403

$80,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 16 Days on market

Built 1946 8,624 sqft lot $92/sqft · 71% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This great property features a spacious lot and an existing shop. The home needs plenty of love and renovation—perfect for someone looking to customize and create their ideal space. Endless potential in a desirable setting!

Key facts

• Existing shop
• Spacious lot
• Endless potential

Tags

• SPACIOUS LOT
• EXISTING SHOP
• ENDLESS POTENTIAL
• DESIRABLE SETTING

Property features AI

Finance

• Financial info: Annual taxes listed ($556.55) — financial details provided

Exterior

• Parking: Covered parking for one vehicle; One total parking space; One-car garage
• Utilities: City water service
• Home design: Single family residence
• Construction: Wood siding; Built in 1946
• Exterior features: Paved road access; Standard lot (approx. 6,000–9,999 sq ft)

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Utility room located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 1.5% in Clarkston Heights-Vineland — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clarkston School District (suburban): math 38% / reading 57% proficiency, ranked #172 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heights Elementary (361 students, 45% FRL); Lincoln Middle School (318 students, 60% FRL); Charles Francis Adams High School (753 students, 49% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 250 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $37k; list at $80k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.49%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $272,640
• List price: $80,000
• Delta: -63.39%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2240 Appleside Blvd	0.40mi	2/2.0	924 (+6%)	1mo	$189,000	$205	66
2390 Appleside Blvd	0.26mi	2/2.0	780 (-10%)	12mo	$315,000	$404	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.77×
• Total profit: $17,326
• Equity at exit: $11,928

10-year hold

• IRR: 27.4%
• Equity multiple: 3.41×
• Total profit: $54,050
• Equity at exit: $6,917

Cash invested: $22,400 (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 99403

• Active inventory: 250
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $476

Break-even live

Break-even rent $632

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $521	-5% $498	+0% $476	+5% $453	+10% $431
Rent	-10% $378	-5% $427	+0% $476	+5% $525	+10% $573
Rate	-1.0pp $516	-0.5pp $496	base $476	+0.5pp $455	+1.0pp $434

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Chestnut St Clarkston, WA	1.0–2.0	1.0	750	$1,195	$1.59	45d	3	1.24mi
1222 Highland Ave Clarkston, WA	2.0	1.0	936	$1,275	$1.36	45d	1	1.39mi

Listing history 24 events

1. 2026-06-21
   days on market $80,000 Active 16 DOM
2. 2026-06-19
   days on market $80,000 Active 14 DOM
3. 2026-06-18
   days on market $80,000 Active 13 DOM
4. 2026-06-17
   days on market $80,000 Active 12 DOM
5. 2026-06-16
   days on market $80,000 Active 11 DOM
6. 2026-06-15
   days on market $80,000 Active 10 DOM
7. 2026-06-14
   days on market $80,000 Active 8 DOM
8. 2026-06-12
   days on market $80,000 Active 7 DOM
9. 2026-06-09
   days on market $80,000 Active 4 DOM
10. 2026-06-08
    days on market $80,000 Active 3 DOM
11. 2026-06-07
    pricedays on marketlisting id $80,000 Active 2 DOM
12. 2026-06-02
    days on market $99,800 Active 183 DOM
13. 2026-06-01
    days on market $99,800 Active 182 DOM
14. 2026-05-31
    days on market $99,800 Active 181 DOM
15. 2026-05-30
    days on market $99,800 Active 180 DOM
16. 2026-03-11
    price $99,800 229-char remark
17. 2026-01-07
    price $115,000 229-char remark
18. 2025-12-01
    listed $120,000 Active 229-char remark
19. 2025-11-02
    historical
20. 2025-06-09
    price $125,000
21. 2025-05-03
    price $135,000
22. 2025-04-12
    listed $140,000 Active
23. 2024-05-10
    soldstatus $37,000
24. 2006-05-19
    soldstatus $60,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$227/yr (+$19/mo · 40.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,811
• − Mortgage interest: −$4,481
• − Property taxes: −$557
• − Insurance: −$400
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,327
• Taxable income: $4,676
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,587/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: Clarkston School District
• NCES district ID: 5301320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $42,030
• Composite: 42.03/100
• National rank: #7065
• State rank: #172 of 291 in WA

Livability — Clarkston Heights-Vineland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Clarkston Heights-Vineland, WA
• Population (ZIP): 20,483

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Native American 1% Asian 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.91%
• Current HPI: 173.3027
• 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

+33.3% since first listed

11 events — show timeline

• 2026-06-05 Listed $80,000 IMLS
• 2026-06-02 Listing Removed — IMLS
• 2026-03-11 Price Changed $99,800 IMLS
• 2026-01-07 Price Changed $115,000 IMLS
• 2025-12-01 Listed $120,000 IMLS
• 2025-11-02 Listing Removed — IMLS
• 2025-06-09 Price Changed $125,000 IMLS
• 2025-05-03 Price Changed $135,000 IMLS
• 2025-04-12 Listed $140,000 IMLS
• 2024-05-10 Sold (Public Records) $37,000 Public Records
• 2006-05-19 Sold (Public Records) $60,000 Public Records

Property tax history

+57.3%/yr

Latest (2025): $557 · +8596.1% YoY. Source: county tax records.