6300 E 2nd Ave #96 · Spokane Valley, WA 99212

$80,000

2 bd · 2.0 ba · 806 sqft · Manufactured public records · 148 Days on market

Built 2008

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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 +4.6/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2008 Oakwood by Goldenwest, single wide with 2 bedrooms, 2 baths. Located in Valley Breeze Mobile Home Park, a 55+ neighborhood. Newer SS appliances including refrigerator and high end W/ D included. Covered entry porch, storage shed and small yard. VERY clean and ready to move in!

Key facts

• Premium refrigerator
• Covered entry porch
• Manicured lawn

Tags

• STAINLESS STEEL APPLIANCES
• PREMIUM REFRIGERATOR
• HIGH-END WASHER AND DRYER
• COVERED ENTRY PORCH
• SPACIOUS STORAGE SHED
• MANICURED LAWN

Property features AI

Finance

• Other: Located in a manufactured-home park (Valley Breeze); Directions: From Sprague or Appleway, south on Thierman to 2nd, west to park entrance; unit is in lower level of park.
• Financial info: Monthly land lease: $575
• HOA & community: Has HOA; Located in a senior community (Valley Breeze)

Exterior

• Parking: Attached carport; 1 carport space
• Utilities: High-speed internet available; Site utilities (standard park services implied)
• Home design: Manufactured home (Goldenwest); One-story; Skirted
• Construction: Siding exterior; Composition roof; Built on slab with block foundation
• Exterior features: Fenced lot; Level and secluded lot; Private, paved road access

Interior

• Kitchen: Free-standing range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Utility room; No basement
• Laundry & utility: Washer; Dryer; Tie downs and axle removed (mobile home foundation features)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/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: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.0% in Spokane Valley — 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 (#31 in WA, #512 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+.
• Spokane School District (urban): math 47% / reading 58% proficiency, ranked #136 of 291 in WA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.5%/yr); 187 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,608 units permitted in Spokane County in 2024 (1,792 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.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 D 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: 1.73% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.76%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $48,360
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6300 E 2nd Ave #101	0.00mi	2/1.0	720 (-11%)	1mo	$63,000	$88	77
5820 E 4th Ave #10	0.36mi	2/1.0	784 (-3%)	3mo	$39,950	$51	73
5820 E 4th Ave #31	0.38mi	3/1.0 (+1)	784 (-3%)	1mo	$39,500	$50	68
6300 E 2nd Ave #98	0.00mi	3/2.0 (+1)	924 (+15%)	13mo	$55,000	$60	60
6300 E 2nd Ave #126	0.00mi	3/1.0 (+1)	924 (+15%)	12mo	$40,000	$43	56
6821 E 7th Ave	0.44mi	2/2.0	900 (+12%)	10mo	$120,000	$133	52

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.19×
• Total profit: $26,649
• Equity at exit: $11,928

10-year hold

• IRR: 36.1%
• Equity multiple: 4.40×
• Total profit: $76,102
• 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 99212

• Rents YoY: 3.5%
• Active inventory: 187
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$420
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $612

Break-even live

Break-even rent $607

Max offer price $80,000

Occupancy floor 51%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 S Eastern Rd Spokane Valley, WA	1.0–2.0	1.0	715	$1,095	$1.53	13d	3	0.15mi
6121 E 6th Ave Spokane Valley, WA	1.0	1.0	585	$1,150	$1.97	23d	1	0.20mi
6020 E 4th Ave Spokane Valley, WA	1.0–2.0	1.0–2.0	735	$1,695	$2.30	13d	5	0.25mi
6017 E 6th Ave Unit M104 Spokane Valley, WA	2.0	1.0	777	$1,600	$2.06	13d	1	0.30mi
5004 E 1st Ave Spokane Valley, WA	2.0	1.0	900	$1,250	$1.39	13d	1	0.82mi
225 S Dearborn Rd Unit 4 Spokane Valley, WA	2.0	1.0	560	$1,150	$2.05	23d	1	1.12mi
4405 E 5th Ave Spokane Valley, WA	2.0	1.0	650	$1,175	$1.81	13d	2	1.17mi
4405 E 5th Ave Unit 36 Spokane Valley, WA	2.0	1.0	640	$1,150	$1.80	23d	1	1.20mi
916 N Ella Rd Apt 55 Spokane Valley, WA	2.0	1.5	950	$1,450	$1.53	43d	1	1.22mi
916 N Ella Rd Unit 16 Spokane Valley, WA	2.0	1.0	750	$1,200	$1.60	43d	1	1.22mi

Listing history 29 events

1. 2026-06-18
   days on market $80,000 Active 148 DOM
2. 2026-06-17
   days on market $80,000 Active 147 DOM
3. 2026-06-16
   days on market $80,000 Active 146 DOM
4. 2026-06-15
   days on market $80,000 Active 145 DOM
5. 2026-06-14
   days on market $80,000 Active 143 DOM
6. 2026-06-10
   days on market $80,000 Active 140 DOM
7. 2026-06-09
   days on market $80,000 Active 139 DOM
8. 2026-06-08
   days on market $80,000 Active 138 DOM
9. 2026-06-07
   days on market $80,000 Active 137 DOM
10. 2026-06-03
    days on market $80,000 Active 133 DOM
11. 2026-06-02
    days on market $80,000 Active 132 DOM
12. 2026-06-01
    days on market $80,000 Active 131 DOM
13. 2026-05-31
    days on market $80,000 Active 130 DOM
14. 2026-05-31
    days on market $80,000 Active 129 DOM
15. 2026-04-02
    price $80,000
16. 2026-01-21
    listed $88,000 Active
17. 2026-01-15
    historical
18. 2025-12-30
    status Active
19. 2025-12-23
    status Pending
20. 2025-12-16
    price $90,000
21. 2025-11-15
    price $92,000
22. 2025-11-01
    price $95,000
23. 2025-10-22
    listed $99,000 Active
24. 2020-05-08
    soldstatus $60,000 Sold 298-char remark

    Show marketing remark (298 chars)

    Well maintained 2008 Oakwood by Goldenwest, single wide with 2 bedrooms, 2 baths. Located in Valley Breeze Mobile Home Park, a 55+ neighborhood. Newer SS appliances including refrigerator and high end W/ D included. Covered entry porch, storage shed and small yard. VERY clean and ready to move in!

25. 2020-04-06
    status Pending on Inspection 298-char remark

    Show marketing remark (298 chars)

    Well maintained 2008 Oakwood by Goldenwest, single wide with 2 bedrooms, 2 baths. Located in Valley Breeze Mobile Home Park, a 55+ neighborhood. Newer SS appliances including refrigerator and high end W/ D included. Covered entry porch, storage shed and small yard. VERY clean and ready to move in!

26. 2020-03-04
    price $65,000 298-char remark

    Show marketing remark (298 chars)

    Well maintained 2008 Oakwood by Goldenwest, single wide with 2 bedrooms, 2 baths. Located in Valley Breeze Mobile Home Park, a 55+ neighborhood. Newer SS appliances including refrigerator and high end W/ D included. Covered entry porch, storage shed and small yard. VERY clean and ready to move in!

27. 2020-01-25
    price $70,000 298-char remark

    Show marketing remark (298 chars)

    Well maintained 2008 Oakwood by Goldenwest, single wide with 2 bedrooms, 2 baths. Located in Valley Breeze Mobile Home Park, a 55+ neighborhood. Newer SS appliances including refrigerator and high end W/ D included. Covered entry porch, storage shed and small yard. VERY clean and ready to move in!

28. 2019-10-23
    price $77,000 298-char remark

    Show marketing remark (298 chars)

    Well maintained 2008 Oakwood by Goldenwest, single wide with 2 bedrooms, 2 baths. Located in Valley Breeze Mobile Home Park, a 55+ neighborhood. Newer SS appliances including refrigerator and high end W/ D included. Covered entry porch, storage shed and small yard. VERY clean and ready to move in!

29. 2019-10-22
    listed $65,000 New 298-char remark

    Show marketing remark (298 chars)

    Well maintained 2008 Oakwood by Goldenwest, single wide with 2 bedrooms, 2 baths. Located in Valley Breeze Mobile Home Park, a 55+ neighborhood. Newer SS appliances including refrigerator and high end W/ D included. Covered entry porch, storage shed and small yard. VERY clean and ready to move in!

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$462/yr (+$38/mo · 143.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,577
• − Mortgage interest: −$4,481
• − Property taxes: −$322
• − Insurance: −$400
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$2,327
• Taxable income: $6,394
• Est. tax owed @ 24.0%: −$1,534
• After-tax cash flow: $5,805/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: Spokane School District
• NCES district ID: 5308250
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $43,187
• Composite: 46.1/100
• National rank: #5477
• State rank: #136 of 291 in WA

Livability — Spokane Valley

• Score: 85/100
• State rank: #31
• US rank: #512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spokane Valley, WA
• County: Spokane County · 496,401 people
• City population: 129,511
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 21,707
• Household income: $67,049
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 842.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 3% Spanish 2%

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: ▼ -316.37%
• Current HPI: 361.41
• Rent YoY: ▲ 3.49%
• 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

+23.1% since first listed

15 events — show timeline

• 2026-04-02 Price Changed $80,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-01-21 Listed $88,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-01-15 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2025-12-30 Relisted — SPOKANEMLS as Distributed by MLS Grid
• 2025-12-23 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $90,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $92,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-11-01 Price Changed $95,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-10-22 Listed $99,000 SPOKANEMLS as Distributed by MLS Grid
• 2020-05-08 Sold (MLS) $60,000 SPOKANEMLS as Distributed by MLS Grid
• 2020-04-06 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2020-03-04 Price Changed $65,000 SPOKANEMLS as Distributed by MLS Grid
• 2020-01-25 Price Changed $70,000 SPOKANEMLS as Distributed by MLS Grid
• 2019-10-23 Price Changed $77,000 SPOKANEMLS as Distributed by MLS Grid
• 2019-10-22 Listed $65,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

-3.2%/yr

Latest (2021): $322 · -18.3% YoY. Source: county tax records.