1425 Emerald St · Walla Walla, WA 99362

$95,000

3 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 8 Days on market

Built 1979 Est $189k · 50% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This large 3-bedroom, 2-bath mobile home is situated in the charming Golden West Estates, a 55+ community. Inside, you'll find roomy living spaces, a separate dining area with built-in storage, a kitchen offering plenty of cabinetry, and a primary suite featuring two closets plus a bathroom with both a walk-in tub and separate walk-in shower. Outdoors, there's a covered carport for parking, a powered garden shed, and a side deck. While this home needs some TLC, it presents great potential—perfect for bringing your ideas to life on a budget!

Key facts

• Two closets
• Primary suite
• Walk-in tub

Tags

• SEPARATE DINING AREA
• BUILT-IN STORAGE
• PLENTY OF CABINETRY
• PRIMARY SUITE
• TWO CLOSETS
• WALK-IN TUB

Property features AI

Finance

• Other: Calculated building area 1836; Structure type: Manufactured House
• Financial info: Land lease amount applies; Listing terms: Cash or Conventional
• HOA & community: Located in Golden West Estates (senior community); Park amenities include clubhouse and pool; Land lease

Exterior

• Parking: Carport
• Utilities: Public water (City of WW); Public sewer (City of WW); Power provided by Pacific Power
• Home design: Manufactured double-wide home; One story; Bath off primary; Walk-in closet; Mobile home remains
• Construction: Metal/vinyl construction materials; Composition roof
• Exterior features: Metal/vinyl exterior; Patio/porch/deck; Paved lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric energy source
• Interior features: Fireplace (electric)
• Laundry & utility: Utility room

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 $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 16.6% vs local median 2.3% in Walla Walla — 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 79/100 on livability (#105 in WA, #2,015 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-.
• Walla Walla Public Schools (urban): math 41% / reading 50% proficiency, ranked #179 of 291 in WA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 422 active listings in the ZIP; 8 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; 206 units permitted in Walla Walla County in 2024 (50 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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.
• Walla Walla County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $95k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1979 — 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. 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.
4. 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.
5. 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: 1.96% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.86%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $189,108
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Onyx St	0.07mi	3/2.0	1,794 (-2%)	6mo	$80,000	$45	88
1427 Jasper St	0.06mi	3/2.0	1,624 (-12%)	4mo	$180,000	$111	74
542 NE Fleetwood Ave	0.69mi	3/2.0	1,801 (-2%)	2mo	$227,500	$126	63
520 Troutdale Ave	0.62mi	3/2.0	1,792 (-2%)	10mo	$130,000	$73	59
923 NE Belroy	0.59mi	3/2.0	2,046 (+11%)	0mo	$135,000	$66	53
815 NE Karol Loop	0.62mi	3/2.0	1,743 (-5%)	12mo	$250,000	$143	52
974 NE Chelan St	0.54mi	2/2.0 (-1)	1,680 (-8%)	7mo	$129,000	$77	50
915 NE Chelan St	0.61mi	3/2.0	1,620 (-12%)	10mo	$127,500	$79	44
1319 Rancho Villa Dr	0.59mi	3/2.0	1,620 (-12%)	19mo	$167,500	$103	37
1353 NW Rancho Villa Dr	0.61mi	3/2.0	1,560 (-15%)	17mo	$183,000	$117	33

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 · 2.4% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.34×
• Total profit: $35,556
• Equity at exit: $14,165

10-year hold

• IRR: 38.8%
• Equity multiple: 4.52×
• Total profit: $93,550
• 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 99362

• Rents YoY: 2.4%
• Active inventory: 422
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $817

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 51%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Avery St Walla Walla, WA	3.0	2.5	1268	$1,995	$1.57	44d	1	0.47mi
218 E Whitman Dr Unit 1 College Place, WA	4.0	2.5	1485	$2,240	$1.51	44d	1	1.14mi
70 NE Rose St Unit B College Place, WA	3.0	1.0	1500	$1,300	$0.87	44d	1	1.15mi
425 N 7th Ave Apt 2 Walla Walla, WA	4.0	2.5	1697	$1,795	$1.06	44d	1	1.17mi
310 SE 3rd St Unit 4 College Place, WA	2.0	1.0	1300	$1,300	$1.00	44d	1	1.19mi
24 SE 4th St College Place, WA	3.0	1.0	1270	$2,045	$1.61	44d	1	1.35mi
1908 Sunset Dr Unit 217 Walla Walla, WA	3.0	2.5	1500	$2,050	$1.37	44d	1	1.39mi
512 S College Ave #1 College Place, WA	3.0	1.0	1328	$1,785	$1.34	44d	1	1.44mi

Listing history 8 events

1. 2026-06-19
   days on market $95,000 Active 8 DOM
2. 2026-06-18
   days on market $95,000 Active 7 DOM
3. 2026-06-17
   days on market $95,000 Active 6 DOM
4. 2026-06-16
   days on market $95,000 Active 5 DOM
5. 2026-06-15
   days on market $95,000 Active 4 DOM
6. 2026-06-14
   days on market $95,000 Active 2 DOM
7. 2026-06-12
   remarks 546-char remark
8. 2026-06-12
   listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 9% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,384
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$2,764
• Taxable income: $8,818
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $7,689/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: Walla Walla Public Schools
• NCES district ID: 5309450
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $46,207
• Composite: 40.88/100
• National rank: #7531
• State rank: #179 of 291 in WA

Livability — Walla Walla

• Score: 79/100
• State rank: #105
• US rank: #2015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walla Walla, WA
• County: Walla Walla County · 52,990 people
• City population: 42,853
• Metro: Walla Walla, WA
• Population (ZIP): 42,853
• Household income: $72,474
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1238.0

Population outlook (Walla Walla County) Hauer SSP2

• Today (2025): 63,088 people
• By 2030: 64,417 · +2.1%
• By 2040: 66,563 · +5.5%
• By 2050: 68,337 · +8.3%
• By 2075: 73,235 · +16.1%
• By 2100: 74,878 · +18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Chinese 1%

Political lean MEDSL · Walla Walla

• 2024 margin: Lean R (+8.1) · D 44.6% · R 52.7% · Other 2.7%
• 2008→2024 swing: +8.5pp toward D · 2008: -16.6pp · 2024: -8.1pp
• All cycles: 2024: R+8.1 2020: R+8.7 2016: R+16.4 2012: R+22.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -488.03%
• Current HPI: 321.6891
• Rent YoY: ▲ 2.40%
• Metro: Walla Walla, 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

+150.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $95,000 NWMLS as Distributed by MLS Grid
• 2006-01-06 Sold (Public Records) $38,000 Public Records

Property tax history

-14.6%/yr

Latest (2026): $96 · +0.1% YoY. Source: county tax records.