193 Golden Rd · Oroville, WA 98844

$49,900

3 bd · 2.0 ba · 2,344 sqft · SingleFamily public records · 400 Days on market

Built 1913 1.10 ac lot

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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 +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a very unique opportunity for the creative & ambitious! This 100+ year old home sits on a an acre parcel w/ fantastic views of the valley, city, river & Canada! This home is a restorationist's dream! Numerous areas are unaltered from the original finishes, like doors, moldings, railings, & flooring. The partially finished basement lends itself to many ideas & options. An addition was started so there is a separate meter allowing for a separate living space! Heating is Geothermal but will need work. High ceilings add to the appeal of this vintage home as does the very quaint, covered porch. This truly could be the find of your lifetime! You will need to insta

Key facts

• Covered porch
• Original finishes
• Geothermal heating

Tags

• ACRE PARCEL
• ORIGINAL FINISHES
• PARTIALLY FINISHED BASEMENT
• SEPARATE LIVING SPACE
• GEOTHERMAL HEATING
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 1.4% in Oroville — 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 63/100 on livability (#389 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: health & safety C-, amenities F, commute F.
• Oroville School District (rural): math 34% / reading 46% proficiency, ranked #228 of 291 in WA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oroville Elementary (277 students, 77% FRL); Oroville Middle-High School (253 students, 75% FRL).
• Market conditions: 181 active listings in the ZIP; 234 units permitted in Okanogan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Okanogan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $130k (72%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.60% ✓
• Cap rate: 21.67%
• Cash-on-cash: 54.92%
• DSCR: 3.44
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 53.2%
• Equity multiple: 3.34×
• Total profit: $32,688
• Equity at exit: $7,440

10-year hold

• IRR: 58.4%
• Equity multiple: 6.80×
• Total profit: $81,088
• Equity at exit: $4,314

Cash invested: $13,972 (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 98844

• Active inventory: 181
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $639

Break-even live

Break-even rent $486

Max offer price $49,900

Occupancy floor 46%

Sensitivity live

Price	-10% $668	-5% $654	+0% $639	+5% $625	+10% $611
Rent	-10% $537	-5% $588	+0% $639	+5% $691	+10% $742
Rate	-1.0pp $665	-0.5pp $652	base $639	+0.5pp $627	+1.0pp $613

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-07
   statusdays on market $49,900 Pending 400 DOM
2. 2026-06-03
   days on market $49,900 Active 398 DOM
3. 2026-06-02
   days on market $49,900 Active 397 DOM
4. 2026-06-01
   days on market $49,900 Active 396 DOM
5. 2026-05-31
   days on market $49,900 Active 395 DOM
6. 2026-04-03
   status Active
7. 2026-03-10
   price $99,900
8. 2026-01-15
   price $109,900
9. 2025-11-25
   price $124,900
10. 2025-10-16
    price $134,900
11. 2025-08-09
    price $149,900
12. 2025-07-23
    status Active
13. 2025-07-18
    historical
14. 2025-07-02
    price $169,900
15. 2025-05-29
    price $174,900
16. 2025-04-26
    listed $179,900 Active
17. 1993-06-22
    soldstatus $100,000

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,550
• − Mortgage interest: −$2,795
• − Property taxes: −$1,221
• − Insurance: −$250
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$1,452
• Taxable income: $7,345
• Est. tax owed @ 24.0%: −$1,763
• After-tax cash flow: $5,911/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: Oroville School District
• NCES district ID: 5306420
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $34,641
• Composite: 35.43/100
• National rank: #9774
• State rank: #228 of 291 in WA

Livability — Oroville

• Score: 63/100
• State rank: #389
• US rank: #15388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,814

Population outlook (Okanogan County) Hauer SSP2

• Today (2025): 40,288 people
• By 2030: 39,265 · -2.5%
• By 2040: 37,110 · -7.9%
• By 2050: 35,389 · -12.2%
• By 2075: 31,609 · -21.5%
• By 2100: 26,647 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 9% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Okanogan

• 2024 margin: R (+15.0) · D 41.1% · R 56.0% · Other 2.9%
• 2008→2024 swing: -8.0pp toward R · 2008: -7.0pp · 2024: -15.0pp
• All cycles: 2024: R+15.0 2020: R+13.8 2016: R+21.3 2012: R+14.8 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.28%
• Current HPI: 164.8058
• 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

-0.1% since first listed

12 events — show timeline

• 2026-04-03 Relisted — NWMLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $99,900 NWMLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $109,900 NWMLS as Distributed by MLS Grid
• 2025-11-25 Price Changed $124,900 NWMLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $134,900 NWMLS as Distributed by MLS Grid
• 2025-08-09 Price Changed $149,900 NWMLS as Distributed by MLS Grid
• 2025-07-23 Relisted — NWMLS as Distributed by MLS Grid
• 2025-07-18 Delisted — NWMLS as Distributed by MLS Grid
• 2025-07-02 Price Changed $169,900 NWMLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $174,900 NWMLS as Distributed by MLS Grid
• 2025-04-26 Listed $179,900 NWMLS as Distributed by MLS Grid
• 1993-06-22 Sold (Public Records) $100,000 Public Records

Property tax history

-6.6%/yr

Latest (2026): $1,221 · -52.7% YoY. Source: county tax records.