174 N Lambert Ln · Republic, WA 99166

$119,900

1 bd · 0.5 ba · 508 sqft · SingleFamily · 8 Days on market

10 ac lot

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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).

• Cash flow +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Escape to your own mountain top retreat! This cozy little cabin sits in an incredible setting with amazing views in almost every direction. The property includes a larger older cabin currently used for storage along with the newer cabin that is as charming as can be. Inside you'll find quaint custom woodwork throughout giving it a warm, comfortable feel. The small wood stove keeps the cabin incredibly cozy even on the coldest days. A drilled well is already in place (not currently connected); the owners presently haul water and utilize an existing storage tank setup. The land offers a great mix of trees and open grassy areas creating the perfect getaway to relax, enjoy the outdoors, and take in the peaceful surroundings.

Key facts

• Open grassy areas
• Mix of trees
• Mountain top retreat

Tags

• MOUNTAIN TOP RETREAT
• CUSTOM WOODWORK
• DRILLED WELL
• STORAGE TANK SETUP
• MIX OF TREES
• OPEN GRASSY AREAS

Property features AI

Finance

• Other: Lot approximately 10 acres; Lot features include dirt road; Located on Lot 63 in Curlew Rim Ranches #3
• Financial info: Listing terms: cash

Exterior

• Parking: No parking
• Utilities: Sewer: none; Water: see remarks
• Home design: Single-family residence; 1 story; Built on lot; House structure
• Construction: Metal roof; Metal/vinyl construction; Built with wood energy source
• Exterior features: Deck; Metal/vinyl exterior

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 half bathroom on the main level
• Heating & cooling: Wood-burning stove/free-standing heating; No cooling
• Interior features: One-level living; No basement; Pillar/post/pier foundation; Has a view

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-44 ($-530/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (30.3% below list).
• Recommended offer: $84k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#189 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Republic School District (rural): math 40% / reading 50% proficiency, ranked #193 of 291 in WA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Republic Elementary School (170 students, 76% FRL) — zoned schools average 76% FRL vs 50% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 25 units permitted in Ferry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($829 loan paydown + $4k appreciation (3.5% local appreciation)).
• Ferry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $35k; list at $120k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $83,548 (30.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.70% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.43×
• Total profit: $14,427
• Equity at exit: $56,956

10-year hold

• IRR: 9.8%
• Equity multiple: 2.54×
• Total profit: $51,754
• Equity at exit: $90,220

Cash invested: $33,572 (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 99166

• Home prices YoY: 2.1%
• Active inventory: 75
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$25 /mo · $306/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-44

Break-even live

Break-even rent $891

Max offer price $112,094

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-10	+0% $-44	+5% $-78	+10% $-112
Rent	-10% $-110	-5% $-77	+0% $-44	+5% $-11	+10% $22
Rate	-1.0pp $16	-0.5pp $-14	base $-44	+0.5pp $-75	+1.0pp $-107

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $119,900 Active 8 DOM
2. 2026-06-18
   days on market $119,900 Active 6 DOM
3. 2026-06-17
   days on market $119,900 Active 5 DOM
4. 2026-06-16
   days on market $119,900 Active 4 DOM
5. 2026-06-15
   days on market $119,900 Active 3 DOM
6. 2026-06-15
   days on market $119,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $119,900 Active 1 DOM

ⓘ 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: $306 · $25/mo
• Projected year-2 tax: $1,175 · $98/mo
• Expected delta: +$869/yr (+$72/mo · 284.2%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 18 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: $10,026
• − Mortgage interest: −$6,716
• − Property taxes: −$306
• − Insurance: −$600
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$3,488
• Taxable loss: −$2,688
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $115/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: Republic School District
• NCES district ID: 5307260
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $38,081
• Composite: 39.7/100
• National rank: #8019
• State rank: #193 of 291 in WA

Livability — Republic

• Score: 73/100
• State rank: #189
• US rank: #5156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,879

Population outlook (Ferry County) Hauer SSP2

• Today (2025): 7,408 people
• By 2030: 7,210 · -2.7%
• By 2040: 6,714 · -9.4%
• By 2050: 6,331 · -14.5%
• By 2075: 5,599 · -24.4%
• By 2100: 5,057 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Native American 2% Pacific Islander 1%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Ferry

• 2024 margin: Solid R (+33.0) · D 32.1% · R 65.1% · Other 2.8%
• 2008→2024 swing: -20.2pp toward R · 2008: -12.8pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+29.4 2016: R+30.5 2012: R+20.4 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.45%
• Current HPI: 170.5617
• 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

+1612.9% since first listed

7 events — show timeline

• 2026-06-12 Listed $119,900 NWMLS as Distributed by MLS Grid
• 2026-06-12 Listed $119,900 NEWMLS
• 2017-11-29 Sold (Public Records) $35,000 Public Records
• 2017-01-09 Sold (Public Records) $18,000 Public Records
• 2016-04-27 Sold (Public Records) $18,000 Public Records
• 2013-04-19 Sold (Public Records) $7,500 Public Records
• 1999-07-21 Sold (Public Records) $7,000 Public Records

Property tax history

-5.2%/yr

Latest (2026): $306 · +19.6% YoY. Source: county tax records.