743 S Beeman St · Airway Heights, WA 99001

$330,000

4 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 143 Days on market

Built 1973 7,680 sqft lot $177/sqft · 12% below area Est $386k · 15% 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 +14.1/15.0
• Cash flow +7.1/30.0
• Appreciation +5.3/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to this spacious Airway Heights home, just minutes from Fairchild Air Force Base. Offering 4 bedrooms and 2 bathrooms, this versatile layout features two separate family rooms—perfect for entertaining, relaxing, or setting a home office or play space. The open-concept main floor is bright and inviting, highlighted by brand-new luxury vinyl plank flooring and a seamless flow between living, dining, and kitchen areas. Step outside to a fully fenced yard, ideal for pets, play, or gatherings, with a neighborhood park conveniently located just one block away. Comfortable, functional, and well located, this home is ready to fit a variety of lifestyles.

Key facts

• Fully fenced yard
• Neighborhood park
• 7,680 sq ft lot

Tags

• TWO SEPARATE FAMILY ROOMS
• OPEN-CONCEPT MAIN FLOOR
• FULLY FENCED YARD
• NEIGHBORHOOD PARK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (35.9% below list).
• Recommended offer: $212k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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); Westwood Middle School (585 students, 61% FRL); Cheney High School (1,476 students, 50% FRL) — zoned schools average 62% FRL vs 40% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).
• This rent runs 41% 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 $5k 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 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $211,585 (35.9% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.64% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 13.0

CMA / ARV

• ARV (median comp): $386,419
• List price: $330,000
• Delta: -14.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 S Beeman St	0.18mi	4/2.0	1,986 (+7%)	4mo	$365,000	$184	77
12836 W 2nd Ave	0.36mi	3/2.0 (-1)	1,907 (+2%)	3mo	$412,000	$216	72
12948 W 1st Ave	0.45mi	3/2.0 (-1)	1,705 (-8%)	1mo	$434,000	$255	59
227 S Treeline St	0.25mi	3/2.0 (-1)	1,601 (-14%)	2mo	$450,722	$282	58
150 S Treeline St	0.37mi	3/2.0 (-1)	1,662 (-11%)	4mo	$428,636	$258	57
204 S Lawson St	0.36mi	4/3.0	2,062 (+11%)	6mo	$470,000	$228	56
12512 W 1st Ave	0.56mi	4/3.0	1,952 (+5%)	7mo	$419,000	$215	56
13514 W 8th Ct	0.31mi	3/2.0 (-1)	1,640 (-12%)	8mo	$390,000	$238	55
13546 W Crosswinds Ave	0.64mi	4/3.0	1,745 (-6%)	3mo	$398,845	$229	54
68 S Airlift St	0.66mi	4/3.0	1,745 (-6%)	3mo	$404,995	$232	52
13002 W 2nd Ave	0.34mi	3/2.0 (-1)	1,596 (-14%)	8mo	$425,000	$266	49
521 S Solar St	0.42mi	3/2.0 (-1)	1,592 (-14%)	8mo	$405,000	$254	45

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: -6.3%
• Equity multiple: 0.69×
• Total profit: $-28,659
• Equity at exit: $107,175

10-year hold

• IRR: -0.7%
• Equity multiple: 0.92×
• Total profit: $-7,615
• Equity at exit: $138,280

Cash invested: $92,400 (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 99001

• Home prices YoY: 0.2%
• Active inventory: 59
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$269 /mo · $3,222/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-465

Break-even live

Break-even rent $2,705

Max offer price $247,843

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-372	+0% $-465	+5% $-558	+10% $-652
Rent	-10% $-632	-5% $-549	+0% $-465	+5% $-381	+10% $-298
Rate	-1.0pp $-299	-0.5pp $-381	base $-465	+0.5pp $-551	+1.0pp $-638

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	15d	10	0.36mi
12406 W 11th Ave Airway Heights, WA	3.0	2.0	1350	$2,000	$1.48	45d	1	0.42mi
819 S Russell St Airway Heights, WA	4.0	3.0	2500	$2,295	$0.92	23d	1	0.43mi
12416 W Meadow Ct Airway Heights, WA	3.0	2.0	1592	$2,100	$1.32	15d	1	0.43mi
13660 W 6th Ave Airway Heights, WA	2.0–3.0	2.0	1152	$1,150	$1.00	15d	1	0.46mi
Airway Townhomes Garfield, Chandler, & Avalon Airway Heights, WA	3.0	2.0	1498	$1,745	$1.16	15d	3	0.50mi
831 S Avalon St Airway Heights, WA	3.0	3.0	1442	$1,895	$1.31	15d	1	0.52mi
304 S Kalispel Way Airway Heights, WA	1.0–3.0	1.0–2.0	1018	$1,936	$1.90	15d	11	1.16mi

Listing history 40 events

1. 2026-06-22
   days on market $330,000 Active 143 DOM
2. 2026-06-18
   price $330,000 Active 140 DOM
3. 2026-06-18
   days on market $335,000 Active 140 DOM
4. 2026-06-17
   days on market $335,000 Active 139 DOM
5. 2026-06-16
   days on market $335,000 Active 138 DOM
6. 2026-06-15
   days on market $335,000 Active 137 DOM
7. 2026-06-14
   days on market $335,000 Active 135 DOM
8. 2026-06-13
   pricedays on market $335,000 Active 134 DOM
9. 2026-06-10
   days on market $340,000 Active 132 DOM
10. 2026-06-09
    days on market $340,000 Active 131 DOM
11. 2026-06-08
    days on market $340,000 Active 130 DOM
12. 2026-06-07
    days on market $340,000 Active 129 DOM
13. 2026-06-05
    days on market $340,000 Active 126 DOM
14. 2026-06-03
    days on market $340,000 Active 125 DOM
15. 2026-06-02
    pricedays on market $340,000 Active 124 DOM
16. 2026-06-01
    days on market $350,000 Active 123 DOM
17. 2026-05-31
    days on market $350,000 Active 122 DOM
18. 2026-05-31
    days on market $350,000 Active 121 DOM
19. 2026-03-10
    price $370,000 668-char remark

    Show marketing remark (668 chars)

    Welcome to this spacious Airway Heights home, just minutes from Fairchild Air Force Base. Offering 4 bedrooms and 2 bathrooms, this versatile layout features two separate family rooms—perfect for entertaining, relaxing, or setting a home office or play space. The open-concept main floor is bright and inviting, highlighted by brand-new luxury vinyl plank flooring and a seamless flow between living, dining, and kitchen areas. Step outside to a fully fenced yard, ideal for pets, play, or gatherings, with a neighborhood park conveniently located just one block away. Comfortable, functional, and well located, this home is ready to fit a variety of lifestyles.

20. 2026-01-29
    listed $380,000 Active 668-char remark

    Show marketing remark (668 chars)

    Welcome to this spacious Airway Heights home, just minutes from Fairchild Air Force Base. Offering 4 bedrooms and 2 bathrooms, this versatile layout features two separate family rooms—perfect for entertaining, relaxing, or setting a home office or play space. The open-concept main floor is bright and inviting, highlighted by brand-new luxury vinyl plank flooring and a seamless flow between living, dining, and kitchen areas. Step outside to a fully fenced yard, ideal for pets, play, or gatherings, with a neighborhood park conveniently located just one block away. Comfortable, functional, and well located, this home is ready to fit a variety of lifestyles.

21. 2022-07-01
    soldstatus $360,000 Sold 423-char remark

    Show marketing remark (423 chars)

    Great opportunity in this bright & recently updated home located close to Sunset Park in Airway Heights. This 4-bedroom, 2-bathroom open concept home has all the finishing touches. 3 bedrooms on the main level, fully finished basement with family/playroom, or the possibility of a theater room/game room. Large secluded fully fence backyard w/ back patio, and 2 sheds. Just a short distance from basically everything.

22. 2022-05-02
    status Pending 423-char remark

    Show marketing remark (423 chars)

    Great opportunity in this bright & recently updated home located close to Sunset Park in Airway Heights. This 4-bedroom, 2-bathroom open concept home has all the finishing touches. 3 bedrooms on the main level, fully finished basement with family/playroom, or the possibility of a theater room/game room. Large secluded fully fence backyard w/ back patio, and 2 sheds. Just a short distance from basically everything.

23. 2022-04-22
    status Pending on Inspection 423-char remark

    Show marketing remark (423 chars)

    Great opportunity in this bright & recently updated home located close to Sunset Park in Airway Heights. This 4-bedroom, 2-bathroom open concept home has all the finishing touches. 3 bedrooms on the main level, fully finished basement with family/playroom, or the possibility of a theater room/game room. Large secluded fully fence backyard w/ back patio, and 2 sheds. Just a short distance from basically everything.

24. 2022-04-14
    listed $360,000 New 423-char remark

    Show marketing remark (423 chars)

    Great opportunity in this bright & recently updated home located close to Sunset Park in Airway Heights. This 4-bedroom, 2-bathroom open concept home has all the finishing touches. 3 bedrooms on the main level, fully finished basement with family/playroom, or the possibility of a theater room/game room. Large secluded fully fence backyard w/ back patio, and 2 sheds. Just a short distance from basically everything.

25. 2016-12-19
    soldstatus $146,610
26. 2016-11-09
    soldstatus $146,610
27. 2016-10-07
    historical
28. 2016-07-22
    listed $144,900
29. 2010-08-16
    soldstatus $103,000
30. 2010-08-11
    soldstatus $103,000
31. 2010-04-05
    listed $109,000
32. 2009-08-31
    historical
33. 2009-01-06
    listed $119,900
34. 2009-01-01
    historical
35. 2008-04-10
    listed $132,900
36. 2001-12-31
    historical
37. 2001-10-17
    historical
38. 2001-06-04
    listed $72,000
39. 2001-03-15
    listed $72,000
40. 1990-02-23
    soldstatus $37,500

ⓘ 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: $3,222 · $269/mo
• Projected year-2 tax: $3,234 · $270/mo
• Expected delta: +$12/yr (+$1/mo · 0.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,390
• − Mortgage interest: −$18,485
• − Property taxes: −$3,222
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$9,600
• Taxable loss: −$11,630
• Est. tax savings @ 24.0%: +$2,791
• After-tax cash flow: $-2,790/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

+886.7% since first listed

22 events — show timeline

• 2026-03-10 Price Changed $370,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-01-29 Listed $380,000 SPOKANEMLS as Distributed by MLS Grid
• 2022-07-01 Sold (MLS) $360,000 SPOKANEMLS as Distributed by MLS Grid
• 2022-05-02 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2022-04-22 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2022-04-14 Listed $360,000 SPOKANEMLS as Distributed by MLS Grid
• 2016-12-19 Sold (MLS) $146,610 SPOKANEMLS as Distributed by MLS Grid
• 2016-11-09 Sold (Public Records) $146,610 Public Records
• 2016-10-07 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2016-07-22 Listed $144,900 SPOKANEMLS as Distributed by MLS Grid
• 2010-08-16 Sold (MLS) $103,000 SPOKANEMLS as Distributed by MLS Grid
• 2010-08-11 Sold (Public Records) $103,000 Public Records
• 2010-04-05 Listed $109,000 SPOKANEMLS as Distributed by MLS Grid
• 2009-08-31 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2009-01-06 Listed $119,900 SPOKANEMLS as Distributed by MLS Grid
• 2009-01-01 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2008-04-10 Listed $132,900 SPOKANEMLS as Distributed by MLS Grid
• 2001-12-31 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2001-10-17 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2001-06-04 Listed $72,000 SPOKANEMLS as Distributed by MLS Grid
• 2001-03-15 Listed $72,000 SPOKANEMLS as Distributed by MLS Grid
• 1990-02-23 Sold (Public Records) $37,500 Public Records

Property tax history

+10.3%/yr

Latest (2026): $3,222 · -6.8% YoY. Source: county tax records.