111 NW Glenhaven Dr · Pullman, WA 99163

$95,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 109 Days on market

Built 1995 $85/sqft · 60% above 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 +5.8/10.0
• 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

MLS# 290454 SIGNIFICANT Price reduction - GREAT opportunity! Discover this 3-bedroom, 2-bath home ideally located in the desirable Skyline Estates community featuring a private fenced backyard and a smart floorplan for separation of bedrooms. With an open concept design, the living room is bright and sunny with a vaulted ceiling and large windows. The dining area opens into the backyard perfect for outdoor entertaining or summer grilling. Kitchen has convenient access to the side door entrance for bringing in home staples. Kitchel also includes stainless steel appliances with stone tiled countertops. The master bedroom is separated from the other two bedrooms for the most privacy and does include a walk-in closet and a walk-in shower. The other two bedrooms are well sized with one of them including a walk-in closet. The home does include an additional full bathroom perfect for family or guests. Front and back yard are fully irrigated with an automated system. Driveway allows for plenty of off-street parking and storage shed ensures a place for everything!

Key facts

• Smart floorplan
• Large windows
• Vaulted ceiling

Tags

• PRIVATE FENCED BACKYARD
• SMART FLOORPLAN
• OPEN CONCEPT DESIGN
• VAULTED CEILING
• LARGE WINDOWS
• DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.2% in Pullman — 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 (#32 in WA, #542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Pullman School District (town): math 63% / reading 76% proficiency, ranked #30 of 291 in WA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 192 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $37k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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 A-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. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.99%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $59,500
• List price: $95,000
• Delta: 59.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 NW Glenhaven Dr	0.02mi	2/2.0 (-1)	1,120 (0%)	3mo	$100,000	$89	92
260 NW Golden Hills Dr. #10 Dr #10	0.28mi	3/2.0	1,066 (-5%)	2mo	$125,000	$117	77
260 Golden Hills Dr #63	0.28mi	2/2.0 (-1)	1,134 (+1%)	9mo	$105,000	$93	72
309 NW Park West Dr	0.25mi	3/2.0	1,040 (-7%)	10mo	$65,000	$63	67
260 NW Golden Hills #8 Dr #8	0.28mi	3/2.0	1,040 (-7%)	11mo	$105,000	$101	66
508 NW Parkwest	0.28mi	2/1.0 (-1)	1,056 (-6%)	6mo	$25,000	$24	63
255 NW Golden Hills Drive #33 Dr	0.32mi	2/2.0 (-1)	1,056 (-6%)	10mo	$83,000	$79	63
260 NW Golden Hills #65 Dr #65	0.28mi	3/2.0	1,260 (+12%)	8mo	$97,000	$77	59
260 NW Golden Hills Dr #6	0.28mi	2/2.0 (-1)	980 (-12%)	3mo	$44,000	$45	58
260 NW Golden Hills #61 Dr #61	0.28mi	2/2.0 (-1)	980 (-12%)	5mo	$63,000	$64	57
260 NW Golden Hills #46 Dr	0.30mi	2/2.0 (-1)	980 (-12%)	7mo	$55,000	$56	55
255 N Golden Hls #41	0.43mi	2/1.0 (-1)	1,040 (-7%)	11mo	$65,000	$63	50

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.09×
• Total profit: $29,089
• Equity at exit: $14,165

10-year hold

• IRR: 34.1%
• Equity multiple: 4.18×
• Total profit: $84,679
• Equity at exit: $8,214

Cash invested: $26,600 (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 99163

• Rents YoY: 3.4%
• Active inventory: 192
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$498
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $687

Break-even live

Break-even rent $790

Max offer price $95,000

Occupancy floor 54%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 SW Lost Trail Dr Pullman, WA	3.0	2.5	1472	$2,100	$1.43	43d	1	0.41mi
640 SW Golden Hills Dr Pullman, WA	1.0–3.0	1.0–2.0	1002	$2,124	$2.12	43d	1	0.53mi
605 S Grand Ave Apt M Pullman, WA	2.0	2.0	1000	$1,350	$1.35	43d	1	0.93mi
455 E Main St Pullman, WA	2.0–5.0	2.0–5.0	975	$669	$0.69	43d	1	1.20mi
620 NE Kamiaken St Pullman, WA	2.0–3.0	1.0–2.0	895	$1,050	$1.17	43d	12	1.32mi

Listing history 24 events

1. 2026-06-18
   status $95,000 Pending 109 DOM
2. 2026-06-17
   days on market $95,000 Active 109 DOM
3. 2026-06-16
   days on market $95,000 Active 108 DOM
4. 2026-06-15
   days on market $95,000 Active 107 DOM
5. 2026-06-14
   days on market $95,000 Active 105 DOM
6. 2026-06-12
   days on market $95,000 Active 104 DOM
7. 2026-06-09
   days on market $95,000 Active 101 DOM
8. 2026-06-08
   days on market $95,000 Active 100 DOM
9. 2026-06-07
   days on market $95,000 Active 99 DOM
10. 2026-06-05
    days on market $95,000 Active 96 DOM
11. 2026-06-02
    days on market $95,000 Active 94 DOM
12. 2026-06-01
    pricedays on market $95,000 Active 93 DOM
13. 2026-05-31
    days on market $100,000 Active 92 DOM
14. 2026-05-30
    days on market $100,000 Active 91 DOM
15. 2026-04-13
    price $100,000 1071-char remark

    Show marketing remark (1071 chars)

    MLS# 290454 SIGNIFICANT Price reduction - GREAT opportunity! Discover this 3-bedroom, 2-bath home ideally located in the desirable Skyline Estates community featuring a private fenced backyard and a smart floorplan for separation of bedrooms. With an open concept design, the living room is bright and sunny with a vaulted ceiling and large windows. The dining area opens into the backyard perfect for outdoor entertaining or summer grilling. Kitchen has convenient access to the side door entrance for bringing in home staples. Kitchel also includes stainless steel appliances with stone tiled countertops. The master bedroom is separated from the other two bedrooms for the most privacy and does include a walk-in closet and a walk-in shower. The other two bedrooms are well sized with one of them including a walk-in closet. The home does include an additional full bathroom perfect for family or guests. Front and back yard are fully irrigated with an automated system. Driveway allows for plenty of off-street parking and storage shed ensures a place for everything!

16. 2026-03-26
    status Active 1071-char remark

    Show marketing remark (1071 chars)

    MLS# 290454 SIGNIFICANT Price reduction - GREAT opportunity! Discover this 3-bedroom, 2-bath home ideally located in the desirable Skyline Estates community featuring a private fenced backyard and a smart floorplan for separation of bedrooms. With an open concept design, the living room is bright and sunny with a vaulted ceiling and large windows. The dining area opens into the backyard perfect for outdoor entertaining or summer grilling. Kitchen has convenient access to the side door entrance for bringing in home staples. Kitchel also includes stainless steel appliances with stone tiled countertops. The master bedroom is separated from the other two bedrooms for the most privacy and does include a walk-in closet and a walk-in shower. The other two bedrooms are well sized with one of them including a walk-in closet. The home does include an additional full bathroom perfect for family or guests. Front and back yard are fully irrigated with an automated system. Driveway allows for plenty of off-street parking and storage shed ensures a place for everything!

17. 2026-03-26
    price $110,000 1071-char remark

    Show marketing remark (1071 chars)

    MLS# 290454 SIGNIFICANT Price reduction - GREAT opportunity! Discover this 3-bedroom, 2-bath home ideally located in the desirable Skyline Estates community featuring a private fenced backyard and a smart floorplan for separation of bedrooms. With an open concept design, the living room is bright and sunny with a vaulted ceiling and large windows. The dining area opens into the backyard perfect for outdoor entertaining or summer grilling. Kitchen has convenient access to the side door entrance for bringing in home staples. Kitchel also includes stainless steel appliances with stone tiled countertops. The master bedroom is separated from the other two bedrooms for the most privacy and does include a walk-in closet and a walk-in shower. The other two bedrooms are well sized with one of them including a walk-in closet. The home does include an additional full bathroom perfect for family or guests. Front and back yard are fully irrigated with an automated system. Driveway allows for plenty of off-street parking and storage shed ensures a place for everything!

18. 2026-03-11
    status Pending 1071-char remark

    Show marketing remark (1071 chars)

    MLS# 290454 SIGNIFICANT Price reduction - GREAT opportunity! Discover this 3-bedroom, 2-bath home ideally located in the desirable Skyline Estates community featuring a private fenced backyard and a smart floorplan for separation of bedrooms. With an open concept design, the living room is bright and sunny with a vaulted ceiling and large windows. The dining area opens into the backyard perfect for outdoor entertaining or summer grilling. Kitchen has convenient access to the side door entrance for bringing in home staples. Kitchel also includes stainless steel appliances with stone tiled countertops. The master bedroom is separated from the other two bedrooms for the most privacy and does include a walk-in closet and a walk-in shower. The other two bedrooms are well sized with one of them including a walk-in closet. The home does include an additional full bathroom perfect for family or guests. Front and back yard are fully irrigated with an automated system. Driveway allows for plenty of off-street parking and storage shed ensures a place for everything!

19. 2026-02-11
    listed $132,000 Active 1071-char remark

    Show marketing remark (1071 chars)

    MLS# 290454 SIGNIFICANT Price reduction - GREAT opportunity! Discover this 3-bedroom, 2-bath home ideally located in the desirable Skyline Estates community featuring a private fenced backyard and a smart floorplan for separation of bedrooms. With an open concept design, the living room is bright and sunny with a vaulted ceiling and large windows. The dining area opens into the backyard perfect for outdoor entertaining or summer grilling. Kitchen has convenient access to the side door entrance for bringing in home staples. Kitchel also includes stainless steel appliances with stone tiled countertops. The master bedroom is separated from the other two bedrooms for the most privacy and does include a walk-in closet and a walk-in shower. The other two bedrooms are well sized with one of them including a walk-in closet. The home does include an additional full bathroom perfect for family or guests. Front and back yard are fully irrigated with an automated system. Driveway allows for plenty of off-street parking and storage shed ensures a place for everything!

20. 2024-06-13
    soldstatus $130,400 Closed 574-char remark

    Show marketing remark (574 chars)

    MLS# 276071 This well maintained 3 bed 2 bath affordable single level home with fenced yard, new interior paint, new flooring, and is ready for its new owner! The open layout of the living room, dining, and kitchen area has plenty of room for your family to entertain. The large primary bedroom with bathroom en-suite and large walk in closet is a nice feature in such an affordable option. With two more bedrooms and an additional full bathroom you will love this efficient floor plan. Call an agent today because this beautifully updated home in Pullman won't last long!!

21. 2024-05-28
    historical Active Under Contract 574-char remark

    Show marketing remark (574 chars)

    MLS# 276071 This well maintained 3 bed 2 bath affordable single level home with fenced yard, new interior paint, new flooring, and is ready for its new owner! The open layout of the living room, dining, and kitchen area has plenty of room for your family to entertain. The large primary bedroom with bathroom en-suite and large walk in closet is a nice feature in such an affordable option. With two more bedrooms and an additional full bathroom you will love this efficient floor plan. Call an agent today because this beautifully updated home in Pullman won't last long!!

22. 2024-05-21
    listed $134,900 Active 574-char remark

    Show marketing remark (574 chars)

    MLS# 276071 This well maintained 3 bed 2 bath affordable single level home with fenced yard, new interior paint, new flooring, and is ready for its new owner! The open layout of the living room, dining, and kitchen area has plenty of room for your family to entertain. The large primary bedroom with bathroom en-suite and large walk in closet is a nice feature in such an affordable option. With two more bedrooms and an additional full bathroom you will love this efficient floor plan. Call an agent today because this beautifully updated home in Pullman won't last long!!

23. 2014-07-01
    soldstatus $35,000
24. 2014-03-22
    listed $39,900

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,035 · $86/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,914
• − Mortgage interest: −$5,321
• − Property taxes: −$1,035
• − Insurance: −$475
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$2,764
• Taxable income: $7,133
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $6,532/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: Pullman School District
• NCES district ID: 5306930
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 76% ▲ 1.00%
• Median HH income: $29,034
• Composite: 58.15/100
• National rank: #2131
• State rank: #30 of 291 in WA

Livability — Pullman

• Score: 85/100
• State rank: #32
• US rank: #542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pullman, WA
• County: Whitman County · 34,022 people
• City population: 34,022
• Metro: Pullman, WA
• Population (ZIP): 34,022
• Household income: $48,231
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 3453.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 12% Asian 10% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Portuguese 5% Slovak 3%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Chinese 4% Other Indo-European 2%

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: ▼ -367.44%
• Current HPI: 153.4778
• Rent YoY: ▲ 3.43%
• Metro: Pullman, 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

+150.6% since first listed

10 events — show timeline

• 2026-04-13 Price Changed $100,000 PACMLS
• 2026-03-26 Relisted — PACMLS
• 2026-03-26 Price Changed $110,000 PACMLS
• 2026-03-11 Pending — PACMLS
• 2026-02-11 Listed $132,000 PACMLS
• 2024-06-13 Sold (MLS) $130,400 PACMLS
• 2024-05-28 Contingent — PACMLS
• 2024-05-21 Listed $134,900 PACMLS
• 2014-07-01 Sold (MLS) $35,000 PACMLS
• 2014-03-22 Listed $39,900 PACMLS

Property tax history

+6.3%/yr

Latest (2026): $1,035 · -5.2% YoY. Source: county tax records.