24807 E Trent Ave #41 · Otis Orchards-East Farms, WA 99025

$60,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 37 Days on market

Built 1977 8,442 sqft lot $65/sqft · 73% below 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 +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and versatile home loaded with upgrades and outdoor relaxation spaces. Inside, the home features two En-suites, one with an attached office/sitting area currently used as a second living room. The kitchen offers newer appliances, an eating nook, coffee bar, pantry, additional freezer, and custom tile backsplash. Tile and carpet flooring, drywall in the bedroom and living room areas, surround sound, ceiling fans, and a cozy informal dining room/den with a gas stove to add comfort. Enjoy front and back covered entry decks, a covered patio, four sheds + with a covered breezeway, greenhouse, and multiple garden areas surrounded by vibrant flower beds, vegetables, plants, and trees. Ext

Key facts

• Newer appliances
• Surround sound
• Eating nook

Tags

• ATTACHED OFFICE SITTING AREA
• NEWER APPLIANCES
• EATING NOOK
• COFFEE BAR
• CUSTOM TILE BACKSPLASH
• SURROUND SOUND

Property features AI

Finance

• Financial info: Monthly land lease: $465
• HOA & community: Has HOA; Located in Sunny Vista mobile home park (land lease)

Exterior

• Parking: Carport (1 space); RV access/parking; Additional parking — see remarks
• Utilities: CenturyLink internet available; Cable available
• Home design: Residential manufactured home (San Pedro); Single-story (manufactured house)
• Construction: Steel frame construction; Metal roof
• Exterior features: Deck; Patio; Level, secluded and open lot areas; Corner lot; Fencing; Garden; City street and paved road frontage; Workshop

Interior

• Kitchen: Free-standing range; Refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Heating & cooling: Natural gas and electric forced-air heating; Wall-mounted cooling unit(s)
• Interior features: Hot water; Pantry; Utility room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 1.8% in Otis Orchards-East Farms — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• East Valley School District (Spokane) (urban): math 40% / reading 56% proficiency, ranked #160 of 291 in WA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Farms Steam School (392 students, 68% FRL); East Valley High School (957 students, 58% FRL) — zoned schools average 63% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 48 active listings in the ZIP; 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 $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.52% ✓
• Cap rate: 23.03%
• Cash-on-cash: 59.78%
• DSCR: 3.66
• GRM: 3.3

CMA / ARV

• ARV (median comp): $222,632
• List price: $60,000
• Delta: -73.05%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24807 E Trent Ave	0.00mi	2/1.0	924 (0%)	12mo	$65,000	$70	90
6224 N Starr Rd	0.70mi	2/2.0	1,012 (+10%)	3mo	$380,000	$375	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.3%
• Equity multiple: 3.34×
• Total profit: $39,378
• Equity at exit: $8,946

10-year hold

• IRR: 58.5%
• Equity multiple: 6.81×
• Total profit: $97,594
• Equity at exit: $5,188

Cash invested: $16,800 (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 99025

• Home prices YoY: -28.4%
• Active inventory: 48
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $770

Break-even live

Break-even rent $537

Max offer price $60,000

Occupancy floor 44%

Sensitivity live

Price	-10% $804	-5% $787	+0% $770	+5% $753	+10% $737
Rent	-10% $651	-5% $711	+0% $770	+5% $830	+10% $890
Rate	-1.0pp $801	-0.5pp $786	base $770	+0.5pp $755	+1.0pp $739

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $60,000 Pending 37 DOM
2. 2026-06-05
   days on market $60,000 Active 36 DOM
3. 2026-06-03
   days on market $60,000 Active 35 DOM
4. 2026-06-02
   days on market $60,000 Active 34 DOM
5. 2026-06-01
   days on market $60,000 Active 33 DOM
6. 2026-05-31
   days on market $60,000 Active 32 DOM
7. 2026-05-31
   days on market $60,000 Active 31 DOM
8. 2026-04-29
   listed $60,000 Active 892-char remark

ⓘ 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: $214 · $18/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: +$374/yr (+$31/mo · 174.6%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,143
• − Mortgage interest: −$3,361
• − Property taxes: −$214
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$1,745
• Taxable income: $8,822
• Est. tax owed @ 24.0%: −$2,117
• After-tax cash flow: $7,128/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: East Valley School District (Spokane)
• NCES district ID: 5302280
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $49,557
• Composite: 43.15/100
• National rank: #6603
• State rank: #160 of 291 in WA

Livability — Otis Orchards-East Farms

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,846

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 (82%)
• Race & ethnicity: White 82% Two or more races 14% Hispanic / Latino 3%
• Common ancestry: Slovak 8% Lithuanian 6% Portuguese 4%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▼ -134.88%
• Current HPI: 339.43
• 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

2 events — show timeline

• 2026-06-06 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-04-29 Listed $60,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+15.2%/yr

Latest (2026): $214 · +76.3% YoY. Source: county tax records.