8 S 4th St · Harrington, WA 99134

$130,000

3 bd · 1.0 ba · 1,061 sqft · SingleFamily · 18 Days on market

Built 1930 5,207 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable small town living awaits in Harrington! This 2 bedroom, 1 bathroom Craftsman-style home offers 1,061 square feet of living space and combines vintage character with everyday functionality. Inside you'll find a spacious living room, large eat-in kitchen, oversized bathroom, and unique stained glass accents that add personality throughout the home. The detached garage provides additional storage and parking, while public water and sewer offer convenience. Situated on a manageable city lot, this property presents an opportunity for a first-time buyer, downsizer, or investor seeking an affordable home in a welcoming rural community. Conveniently located near local amenities, schools,

Key facts

• Large eat-in kitchen
• Craftsman-style home
• Oversized bathroom

Tags

• CRAFTSMAN-STYLE HOME
• SPACIOUS LIVING ROOM
• LARGE EAT-IN KITCHEN
• OVERSIZED BATHROOM
• UNIQUE STAINED GLASS ACCENTS
• DETACHED GARAGE

Property features AI

Finance

• Other: MLS status: Active; On market date: June 2, 2026
• Financial info: Listing accepts Cash and Conventional terms
• HOA & community: Community amenities nearby: golf, park, playground

Exterior

• Parking: Detached garage with 1 covered space
• Security: Partially fenced (provides some security/privacy)
• Utilities: Public water (Town of Harrington); Sewer connected (Harrington); Electric service (Avista)
• Home design: Detached single-family home; One story; Main-level entry; North-facing
• Construction: Cement plank siding; Metal roof; Poured concrete foundation; Built as a house (fair condition)
• Exterior features: Cement-planked exterior; Partially fenced lot; Paved with sidewalk; Level topography; Has a view

Interior

• Kitchen: Stove/Range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate and carpet
• Bathrooms: One three-quarter bath (main level)
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Stove/range included; Partially fenced
• Laundry & utility: Water heater located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $91 ($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 $112k (13.9% below list).
• Recommended offer: $112k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#525 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Harrington School District (rural): math 35% / reading 55% proficiency, ranked #182 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrington Elementary School (90 students, 46% FRL); Harrington High School (43 students, 46% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 11 active listings in the ZIP; 49 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lincoln County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,886 (13.9% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $21,380
• Equity at exit: $58,454

10-year hold

• IRR: 12.6%
• Equity multiple: 2.87×
• Total profit: $67,982
• Equity at exit: $90,084

Cash invested: $36,400 (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 99134

• Active inventory: 11
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $91

Break-even live

Break-even rent $1,004

Max offer price $130,000

Occupancy floor 87%

Sensitivity live

Price	-10% $164	-5% $127	+0% $91	+5% $54	+10% $17
Rent	-10% $2	-5% $46	+0% $91	+5% $135	+10% $179
Rate	-1.0pp $156	-0.5pp $124	base $91	+0.5pp $57	+1.0pp $23

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $130,000 Active 18 DOM
2. 2026-06-18
   days on market $130,000 Active 16 DOM
3. 2026-06-17
   days on market $130,000 Active 15 DOM
4. 2026-06-16
   days on market $130,000 Active 14 DOM
5. 2026-06-15
   days on market $130,000 Active 13 DOM
6. 2026-06-15
   days on market $130,000 Active 12 DOM
7. 2026-06-13
   days on market $130,000 Active 11 DOM
8. 2026-06-12
   days on market $130,000 Active 10 DOM
9. 2026-06-09
   days on market $130,000 Active 7 DOM
10. 2026-06-08
    days on market $130,000 Active 6 DOM
11. 2026-06-08
    days on market $130,000 Active 5 DOM
12. 2026-06-05
    days on market $130,000 Active 3 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $130,000 Active 1 DOM

ⓘ 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: $690 · $57/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$584/yr (+$49/mo · 84.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,426
• − Mortgage interest: −$7,282
• − Property taxes: −$690
• − Insurance: −$650
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,782
• Taxable loss: −$1,125
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,357/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: Harrington School District
• NCES district ID: 5303360
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $48,160
• Composite: 40.65/100
• National rank: #7629
• State rank: #182 of 291 in WA

Livability — Harrington

• Score: 57/100
• State rank: #525
• US rank: #21761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrington, WA
• Population (ZIP): 608

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 9,599 people
• By 2030: 9,146 · -4.7%
• By 2040: 8,298 · -13.6%
• By 2050: 7,683 · -20.0%
• By 2075: 6,790 · -29.3%
• By 2100: 6,029 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 4% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Scotch-Irish 6% English 3% Lithuanian 3%
• Foreign-born: 2% · Canada

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.6) · D 23.6% · R 74.2% · Other 2.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -29.6pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+48.9 2016: R+50.2 2012: R+40.9 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-06-02 Listed $130,000 NWMLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2026): $690 · -1.3% YoY. Source: county tax records.