102 S 8th Ave · Ione, WA 99139

$180,000

2 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 51 Days on market

10,000 sqft lot $121/sqft · 21% below area Est $228k · 21% 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 +15.0/15.0
• Cash flow +7.5/30.0
• Schools +5.4/10.0
• Appreciation +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.2/10.0

Listing remarks

Discover the perfect blend of comfort and convenience in this charming 2-bedroom, 1-bathroom home located on a spacious corner lot in Ione, WA. Designed for effortless one-level living, this property is ideal for those seeking a simplified lifestyle without sacrificing space. The main living area features an airy, open layout that makes the home feel bright and welcoming—perfect for entertaining or quiet evenings in. A woodstove serves as the heart of the home, providing efficient, cozy heat during the crisp winters. In addition to the two bedrooms, the bonus room offers the flexibility you need for a home office, hobby room, or extra storage. Parking and storage includes a convenient

Key facts

• One-level living
• Woodstove
• Bonus room

Tags

• CORNER LOT
• ONE-LEVEL LIVING
• OPEN LAYOUT
• WOODSTOVE
• BONUS ROOM
• 1-CAR GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Home design: Single family residence; One-story
• Construction: Siding exterior; Metal roof
• Exterior features: Level lot; City street frontage; Other structures (see remarks)

Interior

• Kitchen: Double oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Heating & cooling: Electric heating; Ductless cooling/heating
• Interior features: Utility room; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (37.7% below list).
• Recommended offer: $112k (37.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#354 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D, crime F, amenities F.
• Selkirk School District (rural): math 55% / reading 70% proficiency, ranked #51 of 291 in WA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Selkirk Elementary School (124 students, 66% FRL); Selkirk Middle School (64 students, 66% FRL); Selkirk High School (75 students, 53% FRL) — zoned schools average 62% FRL vs 42% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 62 units permitted in Pend Oreille County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pend Oreille County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $16k; list at $180k implies a 1025% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $112,209 (37.7% 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 51 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 13.4

CMA / ARV

• ARV (median comp): $227,525
• List price: $180,000
• Delta: -20.89%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Houghton St	0.29mi	2/1.0	1,512 (+2%)	11mo	$60,000	$40	74
916 Blackwell St	0.21mi	1/1.0 (-1)	1,548 (+4%)	18mo	$230,000	$149	63
103 E Blackwell St	0.51mi	2/2.0	1,608 (+8%)	5mo	$324,000	$201	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.40×
• Total profit: $-30,047
• Equity at exit: $41,400

10-year hold

• IRR: -7.4%
• Equity multiple: 0.36×
• Total profit: $-32,399
• Equity at exit: $41,751

Cash invested: $50,400 (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 99139

• Home prices YoY: -0.5%
• Active inventory: 30
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-228

Break-even live

Break-even rent $1,410

Max offer price $139,771

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-177	+0% $-228	+5% $-279	+10% $-330
Rent	-10% $-316	-5% $-272	+0% $-228	+5% $-183	+10% $-139
Rate	-1.0pp $-137	-0.5pp $-182	base $-228	+0.5pp $-274	+1.0pp $-322

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $180,000 Active 51 DOM
2. 2026-06-21
   days on market $180,000 Active 50 DOM
3. 2026-06-18
   days on market $180,000 Active 48 DOM
4. 2026-06-17
   days on market $180,000 Active 47 DOM
5. 2026-06-16
   days on market $180,000 Active 46 DOM
6. 2026-06-15
   days on market $180,000 Active 45 DOM
7. 2026-06-15
   days on market $180,000 Active 44 DOM
8. 2026-06-13
   days on market $180,000 Active 43 DOM
9. 2026-06-12
   days on market $180,000 Active 42 DOM
10. 2026-06-09
    days on market $180,000 Active 39 DOM
11. 2026-06-08
    days on market $180,000 Active 38 DOM
12. 2026-06-08
    days on market $180,000 Active 37 DOM
13. 2026-06-05
    days on market $180,000 Active 35 DOM
14. 2026-06-03
    days on market $180,000 Active 33 DOM
15. 2026-06-02
    days on market $180,000 Active 32 DOM
16. 2026-06-01
    days on market $180,000 Active 31 DOM
17. 2026-05-31
    days on market $180,000 Active 30 DOM
18. 2026-05-01
    historical
19. 2026-05-01
    listed $180,000 Active 959-char remark
20. 2026-03-30
    price $180,000
21. 2026-02-24
    price $185,000
22. 2026-01-23
    listed $190,000 Active
23. 1979-04-03
    soldstatus $16,000

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$621/yr (+$52/mo · 54.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,465
• − Mortgage interest: −$10,083
• − Property taxes: −$1,143
• − Insurance: −$900
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$5,236
• Taxable loss: −$6,051
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $-1,280/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: Selkirk School District
• NCES district ID: 5307800
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $46,164
• Composite: 54.26/100
• National rank: #2941
• State rank: #51 of 291 in WA

Livability — Ione

• Score: 65/100
• State rank: #354
• US rank: #13435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ione, WA
• Population (ZIP): 980

Population outlook (Pend Oreille County) Hauer SSP2

• Today (2025): 13,193 people
• By 2030: 13,160 · -0.3%
• By 2040: 12,774 · -3.2%
• By 2050: 12,150 · -7.9%
• By 2075: 10,909 · -17.3%
• By 2100: 8,858 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Native American 4%
• Common ancestry: Lithuanian 8% German 4% Portuguese 3%
• Foreign-born: 4%

Political lean MEDSL · Pend Oreille

• 2024 margin: Solid R (+39.6) · D 29.0% · R 68.6% · Other 2.5%
• 2008→2024 swing: -22.0pp toward R · 2008: -17.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.6 2016: R+35.8 2012: R+21.7 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.24%
• Current HPI: 243.5156
• 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

+1025.0% since first listed

6 events — show timeline

• 2026-05-01 Listed $180,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $180,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $185,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-01-23 Listed $190,000 SPOKANEMLS as Distributed by MLS Grid
• 1979-04-03 Sold (Public Records) $16,000 Public Records

Property tax history

+12.3%/yr

Latest (2026): $1,143 · -3.0% YoY. Source: county tax records.