12713 W Powder Ct · Airway Heights, WA 99001

$260,000

3 bd · 2.5 ba · 1,388 sqft · SingleFamily public records · 9 Days on market

Built 2010 7,226 sqft lot Est $382k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Appreciation +5.3/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Meticulously maintained Craftsman home in the desired cul-de-sac street in Airway Heights. This Viking-built home is turn-key with new carpet, fresh paint, serviced HVAC system & freshly cleaned air ducts just before the cold winter season. The home also has an upgraded garage door opener with ultra-quiet closing & hard-wired Vivint home alarm system. The kitchen has recessed can lights for better lighting, plenty of staggered kitchen Huntwood cabinets & stainless-steel appliances that include a gas range, a built-in microwave w/ hood vent, a dishwasher & side by side refrigerator. The upstairs is thoughtfully designed to include all 3 bedrooms with a walk-in primary closet and 2 full baths. The backyard has a fully fenced yard with a large tool/garden shed & a large concrete patio for your furniture & entertainment gatherings. Schedule to see the home today before it's gone.

Key facts

• Fully fenced
• Fenced dog run
• Walk in closet

Tags

• GAS RANGE
• WALK IN CLOSET
• FULLY FENCED
• FENCED DOG RUN
• LARGE SHED
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (24.7% below list).
• Recommended offer: $196k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.1% in Airway Heights — 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 73/100 on livability (#204 in WA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, amenities D-.
• Cheney School District (town): math 47% / reading 56% proficiency, ranked #140 of 291 in WA (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sunset Elementary (588 students, 74% FRL); Cheney Open Doors (9 students, 33% FRL).
• Market conditions: 59 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,862 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $381,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 S Treeline Pl	0.31mi	3/2.0	1,416 (+2%)	2mo	$394,893	$279	78
159 S Treeline St	0.36mi	3/2.0	1,416 (+2%)	1mo	$394,698	$279	77
12612 W 5th Ave	0.09mi	3/2.0	1,244 (-10%)	2mo	$334,000	$268	75
12605 W Tower Ave	0.18mi	3/2.0	1,234 (-11%)	2mo	$364,000	$295	70
12411 W 2nd Ave	0.28mi	3/2.0	1,244 (-10%)	2mo	$350,000	$281	66
13504 W Crosswinds Ave	0.63mi	3/2.0	1,439 (+4%)	0mo	$389,995	$271	62
13528 W Crosswinds Ave	0.67mi	3/2.0	1,439 (+4%)	0mo	$379,995	$264	60
13522 W Crosswinds Ave	0.66mi	3/2.0	1,317 (-5%)	1mo	$362,595	$275	58
13427 W Crosswinds Ave	0.58mi	3/3.0	1,499 (+8%)	2mo	$391,295	$261	57
13527 W 12th Ave	0.66mi	3/2.0	1,488 (+7%)	1mo	$399,000	$268	54
56 S Airlift St	0.75mi	3/2.0	1,317 (-5%)	1mo	$377,595	$287	54
13534 W Crosswinds Ave	0.68mi	3/3.0	1,499 (+8%)	2mo	$394,795	$263	52

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

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.82×
• Total profit: $-13,193
• Equity at exit: $84,441

10-year hold

• IRR: 1.7%
• Equity multiple: 1.20×
• Total profit: $14,416
• Equity at exit: $108,948

Cash invested: $72,800 (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 99001

• Home prices YoY: 0.2%
• Active inventory: 59
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$295 /mo · $3,545/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-220

Break-even live

Break-even rent $2,237

Max offer price $221,151

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12501 W 6th Ave Airway Heights, WA	1.0–3.0	1.0–2.0	1033	$2,251	$2.18	13d	10	0.19mi
12416 W Meadow Ct Airway Heights, WA	3.0	2.0	1592	$2,100	$1.32	13d	1	0.24mi
802 S Garfield Rd Airway Heights, WA	3.0	1.0–2.0	870	$1,750	$2.01	13d	12	0.29mi
12406 W 11th Ave Airway Heights, WA	3.0	2.0	1350	$2,000	$1.48	43d	1	0.34mi
Airway Townhomes Garfield, Chandler, & Avalon Airway Heights, WA	3.0	2.0	1498	$1,745	$1.16	13d	3	0.35mi
831 S Avalon St Airway Heights, WA	3.0	3.0	1442	$1,895	$1.31	13d	1	0.38mi
13660 W 6th Ave Airway Heights, WA	2.0–3.0	2.0	1152	$1,150	$1.00	13d	1	0.62mi
304 S Kalispel Way Airway Heights, WA	1.0–3.0	1.0–2.0	1018	$1,936	$1.90	13d	11	0.96mi
11103 W 6th Ave Airway Heights, WA	2.0	1.0–2.0	768	$1,555	$2.02	13d	1	1.03mi
1605 S Hayford Rd Spokane, WA	2.0	2.0	950	$1,700	$1.79	43d	1	1.40mi

Listing history 14 events

1. 2026-04-16
   status Pending
2. 2026-04-07
   listed $260,000 Active
3. 2023-01-06
   soldstatus $350,000 Closed 924-char remark

   Show marketing remark (924 chars)

   Meticulously maintained Craftsman home in the desired cul-de-sac street in Airway Heights. This Viking-built home is turn-key with new carpet, fresh paint, serviced HVAC system & freshly cleaned air ducts just before the cold winter season. The home also has an upgraded garage door opener with ultra-quiet closing & hard-wired Vivint home alarm system. The kitchen has recessed can lights for better lighting, plenty of staggered kitchen Huntwood cabinets & stainless-steel appliances that include a gas range, a built-in microwave w/ hood vent, a dishwasher & side by side refrigerator. The upstairs is thoughtfully designed to include all 3 bedrooms with a walk-in primary closet and 2 full baths. The backyard has a fully fenced yard with a large tool/garden shed & a large concrete patio for your furniture & entertainment gatherings. Schedule to see the home today before it's gone.

4. 2022-12-09
   status Pending 924-char remark

   Show marketing remark (924 chars)

   Meticulously maintained Craftsman home in the desired cul-de-sac street in Airway Heights. This Viking-built home is turn-key with new carpet, fresh paint, serviced HVAC system & freshly cleaned air ducts just before the cold winter season. The home also has an upgraded garage door opener with ultra-quiet closing & hard-wired Vivint home alarm system. The kitchen has recessed can lights for better lighting, plenty of staggered kitchen Huntwood cabinets & stainless-steel appliances that include a gas range, a built-in microwave w/ hood vent, a dishwasher & side by side refrigerator. The upstairs is thoughtfully designed to include all 3 bedrooms with a walk-in primary closet and 2 full baths. The backyard has a fully fenced yard with a large tool/garden shed & a large concrete patio for your furniture & entertainment gatherings. Schedule to see the home today before it's gone.

5. 2022-11-09
   listed $350,000 Active 924-char remark

   Show marketing remark (924 chars)

   Meticulously maintained Craftsman home in the desired cul-de-sac street in Airway Heights. This Viking-built home is turn-key with new carpet, fresh paint, serviced HVAC system & freshly cleaned air ducts just before the cold winter season. The home also has an upgraded garage door opener with ultra-quiet closing & hard-wired Vivint home alarm system. The kitchen has recessed can lights for better lighting, plenty of staggered kitchen Huntwood cabinets & stainless-steel appliances that include a gas range, a built-in microwave w/ hood vent, a dishwasher & side by side refrigerator. The upstairs is thoughtfully designed to include all 3 bedrooms with a walk-in primary closet and 2 full baths. The backyard has a fully fenced yard with a large tool/garden shed & a large concrete patio for your furniture & entertainment gatherings. Schedule to see the home today before it's gone.

6. 2015-05-27
   soldstatus $158,000 334-char remark

   Show marketing remark (334 chars)

   Great very efficient and inexpensive 2010 two story home. This home is packed full of upgrades, craftsman style garage windows, paddle fan in master bedroom, recessed can lights in kitchen, staggered kitchen cabinets, rounded drywall corners, pre-wire for A/C, 8x12 concrete patio, sitting in a very quiet neighborhood in a cul-de-sac

7. 2015-05-21
   soldstatus $158,000
8. 2015-03-02
   listed $159,900 334-char remark

   Show marketing remark (334 chars)

   Great very efficient and inexpensive 2010 two story home. This home is packed full of upgrades, craftsman style garage windows, paddle fan in master bedroom, recessed can lights in kitchen, staggered kitchen cabinets, rounded drywall corners, pre-wire for A/C, 8x12 concrete patio, sitting in a very quiet neighborhood in a cul-de-sac

9. 2014-11-13
   historical
10. 2014-08-13
    listed $174,900
11. 2012-06-27
    historical
12. 2012-05-02
    listed $169,900
13. 2011-02-15
    soldstatus $149,000
14. 2010-04-27
    listed $149,000

ⓘ 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: $3,545 · $295/mo
• Projected year-2 tax: $3,545 · $295/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,503
• − Mortgage interest: −$14,564
• − Property taxes: −$3,545
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$7,564
• Taxable loss: −$7,230
• Est. tax savings @ 24.0%: +$1,735
• After-tax cash flow: $-904/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: Cheney School District
• NCES district ID: 5301230
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $46,800
• Composite: 45.66/100
• National rank: #5637
• State rank: #140 of 291 in WA

Livability — Airway Heights

• Score: 73/100
• State rank: #204
• US rank: #5600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Airway Heights, WA
• County: Spokane County · 496,401 people
• City population: 9,440
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 9,440
• Household income: $62,518
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 345.0

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 57% Two or more races 12% Hispanic / Latino 10% Black 7% Asian 6% Pacific Islander 5% Native American 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 5% Czech 2% Slovak 2%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 83% English-only · Spanish 4% Tagalog/Filipino 3% Arabic 3%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.68%
• Current HPI: 333.0166
• Rent YoY: —
• Metro: Spokane-Spokane Valley, 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

+74.5% since first listed

14 events — show timeline

• 2026-04-16 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-04-07 Listed $260,000 SPOKANEMLS as Distributed by MLS Grid
• 2023-01-06 Sold (MLS) $350,000 SPOKANEMLS as Distributed by MLS Grid
• 2022-12-09 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2022-11-09 Listed $350,000 SPOKANEMLS as Distributed by MLS Grid
• 2015-05-27 Sold (MLS) $158,000 SPOKANEMLS as Distributed by MLS Grid
• 2015-05-21 Sold (Public Records) $158,000 Public Records
• 2015-03-02 Listed $159,900 SPOKANEMLS as Distributed by MLS Grid
• 2014-11-13 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2014-08-13 Listed $174,900 SPOKANEMLS as Distributed by MLS Grid
• 2012-06-27 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2012-05-02 Listed $169,900 SPOKANEMLS as Distributed by MLS Grid
• 2011-02-15 Sold (MLS) $149,000 SPOKANEMLS as Distributed by MLS Grid
• 2010-04-27 Listed $149,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2026): $3,545 · +0.4% YoY. Source: county tax records.