1211 E Lyons Ave #125 · Spokane, WA 99207

$69,900

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 22 Days on market

Built 1976 Est $62k · 13% over

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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
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2 bedroom, 2 bathroom in Contempo mobile home park.

Key facts

• Attached half bath
• Walk-in tub
• Eat-up bar

Tags

• OPEN-CONCEPT LAYOUT
• EAT-UP BAR
• ATTACHED HALF BATH
• BUILT-IN DRAWER CABINETRY
• WALK-IN TUB
• GAS FORCED-AIR HEATING

Property features AI

Finance

• Other: Living area recorded as 980; Listed by Amplify Real Estate Services
• Financial info: Land lease: $750
• HOA & community: Senior community (Contempo park)

Exterior

• Parking: Attached carport; 2 carport spaces
• Utilities: Public water and sewer (per public records)
• Home design: Manufactured home (Marlette); Skirted foundation
• Construction: Steel frame construction; Metal roof; Manufactured house structure
• Exterior features: Deck; Level lot; Private, paved road frontage; Community pool

Interior

• Kitchen: Free-standing range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Hot water; Utility room; Roll-in shower; Grab bars throughout
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 3.2% in Spokane — 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 80/100 on livability (#93 in WA, #1,822 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• 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.
• Zoned schools: Arlington Elementary (399 students, 84% FRL); Rogers High School (1,536 students, 83% FRL) — zoned schools average 84% FRL vs 50% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 236 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $483 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 + 3.2% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $70k implies a 218% gain — meaningful room to come down on a strong offer.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
4. 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?
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: 1.80% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.85%
• DSCR: 2.55
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $61,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 E Lyons Ave #104	0.00mi	2/1.0	980 (0%)	8mo	$78,000	$80	94
1211 E Lyons Ave #67	0.00mi	2/1.0	944 (-4%)	2mo	$59,000	$63	92
1205 E Lyons Ave #137	0.15mi	2/1.0	980 (0%)	8mo	$92,000	$94	86
6417 N Cincinnati St #34	0.39mi	2/1.0	980 (0%)	4mo	$69,500	$71	78
1209 E Lyons Ave #221	0.17mi	3/2.0 (+1)	980 (0%)	7mo	$86,900	$89	77
1211 E Lyons Ave #123	0.00mi	2/1.0	840 (-14%)	3mo	$50,000	$60	74
1205 E Lyons Ave #18	0.17mi	2/2.0	906 (-8%)	2mo	$119,000	$131	73
1205 E Lyons Ave #20	0.17mi	2/1.0	840 (-14%)	3mo	$30,000	$36	66
1205 E Lyons Rd #162	0.17mi	2/1.0	1,124 (+15%)	3mo	$68,000	$60	65
7303 N Crestline #44 St	0.66mi	2/2.0	980 (0%)	6mo	$60,000	$61	60
7303 N Crestline St #35	0.66mi	2/2.0	1,064 (+9%)	4mo	$56,170	$53	48
7303 N Crestline St #49	0.66mi	2/1.0	840 (-14%)	3mo	$27,000	$32	43

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.29×
• Total profit: $25,176
• Equity at exit: $10,422

10-year hold

• IRR: 38.0%
• Equity multiple: 4.57×
• Total profit: $69,784
• Equity at exit: $6,044

Cash invested: $19,572 (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 99207

• Home prices YoY: -21.3%
• Rents YoY: 3.2%
• Active inventory: 236
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$367
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $568

Break-even live

Break-even rent $540

Max offer price $69,900

Occupancy floor 50%

Sensitivity live

Price	-10% $608	-5% $588	+0% $568	+5% $549	+10% $529
Rent	-10% $469	-5% $519	+0% $568	+5% $618	+10% $668
Rate	-1.0pp $604	-0.5pp $586	base $568	+0.5pp $550	+1.0pp $532

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 E Holyoke Ave Spokane, WA	1.0	1.0	588	$1,075	$1.83	24d	3	0.26mi
6980 N Nevada St Spokane, WA	1.0–2.0	1.0	622	$1,383	$2.22	24d	1	0.26mi
910 E Holyoke Ave Spokane, WA	1.0–2.0	1.0	755	$1,425	$1.89	14d	4	0.28mi
1015 E Cozza Dr Unit 14 Spokane, WA	2.0	1.0	902	$1,110	$1.23	24d	1	0.33mi
1015 E Cozza Dr Unit 41 Spokane, WA	1.0	1.0	660	$1,065	$1.61	24d	1	0.33mi
1015 E Cozza Dr Unit 65 Spokane, WA	1.0	1.0	660	$1,065	$1.61	14d	1	0.33mi
1015 E Cozza Dr Unit 165 Spokane, WA	1.0	1.0	660	$1,010	$1.53	14d	1	0.38mi
1015 E Cozza Dr Unit 160 Spokane, WA	1.0	1.0	660	$1,010	$1.53	24d	1	0.40mi
617 E Houston Ave Unit HH340 Spokane, WA	2.0	1.0	710	$1,100	$1.55	14d	1	0.41mi
1015 E Cozza Dr Unit 167 Spokane, WA	1.0	1.0	660	$1,050	$1.59	24d	1	0.41mi
6603 N Standard St Unit 6605 Spokane, WA	2.0	1.0	750	$1,200	$1.60	24d	1	0.47mi
1011 E Sharpsburg Ave Unit 574 Spokane, WA	1.0	1.0	660	$1,065	$1.61	24d	1	0.49mi
1011 E Sharpsburg Ave Unit 494 Spokane, WA	2.0	1.0	902	$1,150	$1.27	24d	1	0.52mi
6107 N Standard St Spokane, WA	2.0	1.5	850	$2,350	$2.76	24d	1	0.60mi
7808 N Morton St Unit 631 Spokane, WA	1.0	1.0	660	$1,050	$1.59	24d	1	0.69mi
1718 E Lincoln Rd Spokane, WA	1.0–2.0	1.0–2.0	975	$1,795	$1.84	14d	10	0.71mi
6203 N Astor St Spokane, WA	2.0	1.0	1100	$1,400	$1.27	14d	1	0.72mi
6203 N Astor St Unit 2 Spokane, WA	2.0	1.5	1100	$1,400	$1.27	21d	1	0.72mi
7024 N Colton St Spokane, WA	2.0	2.0	1082	$1,385	$1.28	14d	1	0.73mi
121 E Wedgewood Ave Spokane, WA	1.0–3.0	1.0–1.5	833	$1,205	$1.45	14d	17	0.74mi
2414 E Francis Ave Unit 1 Spokane, WA	2.0	1.0	800	$1,200	$1.50	14d	1	0.84mi
824 E North Ave Unit 824 Spokane, WA	2.0	1.0	770	$1,195	$1.55	24d	1	0.86mi
6029 N Mayfair St Unit 7 Spokane, WA	1.0	1.0	725	$1,025	$1.41	14d	1	0.93mi
6018 N Ruby St #8 Spokane, WA	2.0	1.0	600	$995	$1.66	14d	1	0.96mi
6601 N Atlantic St Unit 6625 Spokane, WA	2.0	1.0	697	$1,000	$1.43	14d	1	1.02mi
7001 N Atlantic St Spokane, WA	1.0	1.0	600	$995	$1.66	24d	1	1.04mi
8424 N Nevada St Unit 308 Spokane, WA	1.0	1.0	660	$1,065	$1.61	24d	1	1.04mi
8424 N Nevada St Apt 314 Spokane, WA	1.0	1.0	660	$1,065	$1.61	44d	1	1.07mi
8424 N Nevada St Unit 54 Spokane, WA	1.0	1.0	660	$1,050	$1.59	24d	1	1.07mi
8424 N Nevada St Unit 412 Spokane, WA	1.0	1.0	660	$1,010	$1.53	44d	1	1.07mi
6229 N Regal St Unit B Spokane, WA	2.0	1.0	822	$1,150	$1.40	24d	1	1.10mi
6105 N Regal St Unit B Spokane, WA	2.0	1.5	600	$1,295	$2.16	14d	1	1.11mi
2506 E Rowan Ave Unit 2508 Spokane, WA	2.0	1.0	760	$1,350	$1.78	24d	1	1.16mi
636 E Magnesium Rd Spokane, WA	1.0–3.0	1.0–3.0	1053	$1,780	$1.69	14d	12	1.22mi
3015 E Central Ave Apt 1 Spokane, WA	2.0	1.0	736	$1,000	$1.36	24d	1	1.30mi
1910 E Wellesley Ave Unit 1912 Spokane, WA	2.0	1.0	800	$1,125	$1.41	24d	1	1.37mi
8422 N Mayfair St Unit 2 Spokane, WA	2.0	1.0	800	$1,195	$1.49	24d	1	1.39mi
401 E Magnesium Rd Spokane, WA	1.0–2.0	1.0	730	$1,290	$1.77	44d	4	1.40mi
849 E Magnesium Rd Spokane, WA	1.0–3.0	1.0–2.0	931	$1,512	$1.62	14d	6	1.42mi
39 E Mayfair Ct Apt 2 Spokane, WA	2.0	1.0	850	$995	$1.17	44d	1	1.45mi

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-04-28
   listed $69,900 Active
3. 2006-06-02
   soldstatus $22,000 67-char remark

   Show marketing remark (67 chars)

   Well maintained 2 bedroom, 2 bathroom in Contempo mobile home park.

4. 2006-05-16
   listed $24,500 67-char remark

   Show marketing remark (67 chars)

   Well maintained 2 bedroom, 2 bathroom in Contempo mobile home park.

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $685 · $57/mo
• Expected delta: +$310/yr (+$26/mo · 82.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,119
• − Mortgage interest: −$3,915
• − Property taxes: −$375
• − Insurance: −$350
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,033
• Taxable income: $6,026
• Est. tax owed @ 24.0%: −$1,446
• After-tax cash flow: $5,374/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

• Score: 80/100
• State rank: #93
• US rank: #1822

Category grades

Amenities A+ Commute A+ Cost of living B+ 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: Spokane, WA
• County: Spokane County · 496,401 people
• City population: 298,820
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 32,770
• Household income: $60,452
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 1557.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, Vietnam, Philippines
• Languages at home: 90% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▼ -103.43%
• Current HPI: 381.758
• Rent YoY: ▲ 3.25%
• 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

+185.3% since first listed

4 events — show timeline

• 2026-05-21 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2026-04-28 Listed $69,900 SPOKANEMLS as Distributed by MLS Grid
• 2006-06-02 Sold (MLS) $22,000 SPOKANEMLS as Distributed by MLS Grid
• 2006-05-16 Listed $24,500 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2026): $375 · +64.2% YoY. Source: county tax records.