108 W 5th St · Rosalia, WA 99170

$115,000

2 bd · 1.0 ba · 1,250 sqft · SingleFamily · 23 Days on market

Built 1918 Fair condition 1,000 sqft lot Est $225k · 49% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This property offers so much potential. Featuring 2 bedrooms, a living room, bathroom, a large backyard, and plenty of flexibility, it could be kept as a cozy residential space or transformed into the perfect small business opportunity. A unique property with charm, space, and room to make it your own.

Key facts

• Large backyard
• 1,000 sq ft lot
• Built 1918

Tags

• LARGE BACKYARD

Property features AI

Exterior

• Parking: No designated parking
• Utilities: High-speed internet available
• Home design: Single-family residence; One-story layout
• Construction: Brick and wood siding exterior; Roof details available in remarks
• Exterior features: Level, open corner lot; City street frontage

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Heating & cooling: Electric heating
• Interior features: Refrigerator included; Accessible doorways and hallways (32 inches or wider)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $102 ($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 $114k (1.3% below list).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#442 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment D+, crime F, amenities F.
• Rosalia School District (rural): math 50% / reading 65% proficiency, ranked #93 of 291 in WA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 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 $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $225,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 S Park Ave	0.22mi	3/2.0 (+1)	1,248 (-0%)	19mo	$225,000	$180	64
814 S Park Ave	0.29mi	3/2.0 (+1)	1,344 (+8%)	14mo	$185,000	$138	53

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $69,144
• Equity at exit: $103,601

10-year hold

• IRR: 23.6%
• Equity multiple: 7.17×
• Total profit: $198,544
• Equity at exit: $223,420

Cash invested: $32,200 (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 99170

• Home prices YoY: 10.8%
• Active inventory: 13
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $102

Break-even live

Break-even rent $1,006

Max offer price $115,000

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 23 DOM
2. 2026-06-17
   days on market $115,000 Active 22 DOM
3. 2026-06-16
   days on market $115,000 Active 21 DOM
4. 2026-06-15
   days on market $115,000 Active 20 DOM
5. 2026-06-15
   days on market $115,000 Active 19 DOM
6. 2026-06-13
   days on market $115,000 Active 18 DOM
7. 2026-06-12
   days on market $115,000 Active 17 DOM
8. 2026-06-09
   days on market $115,000 Active 14 DOM
9. 2026-06-08
   days on market $115,000 Active 13 DOM
10. 2026-06-08
    days on market $115,000 Active 12 DOM
11. 2026-06-05
    days on market $115,000 Active 10 DOM
12. 2026-06-03
    days on market $115,000 Active 8 DOM
13. 2026-06-02
    days on market $115,000 Active 7 DOM
14. 2026-06-01
    days on market $115,000 Active 6 DOM
15. 2026-05-31
    days on market $115,000 Active 5 DOM
16. 2026-05-26
    listed $115,000 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,621
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,345
• Taxable loss: −$646
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,379/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 · 6 photos

Fair 45/100 Moderate rehab

This property requires significant exterior and interior repairs, but has potential for a substantial increase in value with proper renovations.

Repairs flagged

• Major Exterior siding — Missing siding and exposed framing
• Major Roof — No visible roof damage, but the satellite image shows a flat roof which may need inspection
• Major Windows — Windows appear old and may need replacement
• Major HVAC system — No visible HVAC system, but the satellite image shows a condenser unit which may need inspection

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Rental Replace carpet — New carpet can improve the home's rental appeal
• Both Landscaping — A well-maintained lawn and landscaping can enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Missing siding and exposed framing	Major	$15,000–50,000
Roof · No visible roof damage, but the satellite image shows a flat roof which may need inspection	Major	$15,000–50,000
Windows · Windows appear old and may need replacement	Major	$15,000–50,000
HVAC system · No visible HVAC system, but the satellite image shows a condenser unit which may need inspection	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Rental Replace carpet — New carpet can improve the home's rental appeal ↑
• Both Landscaping — A well-maintained lawn and landscaping can enhance both resale and rental 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: Rosalia School District
• NCES district ID: 5307560
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $40,507
• Composite: 49.78/100
• National rank: #4215
• State rank: #93 of 291 in WA

Livability — Rosalia

• Score: 61/100
• State rank: #442
• US rank: #17985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosalia, WA
• Population (ZIP): 1,015

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 (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Portuguese 5% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 36.78%
• Current HPI: 376.16
• 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

• 2026-05-26 Listed $115,000 SPOKANEMLS as Distributed by MLS Grid