1101 S Scheuber Rd #10 · Centralia, WA 98531

$129,500

2 bd · 1.0 ba · 1,188 sqft · Other public records · 119 Days on market

Built 1996 $109/sqft · 13% below area Est $148k · 13% under ↓ 6% since listing

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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 +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Society Place, a 55+ manufactured home community conveniently located near shopping, medical facilities, and easy access to I-5. This home boasts new stainless steel appliances, an updated stainless steel kitchen sink and faucet, and a skylight that fills the kitchen with natural light. Additional features include new blinds, updated laminate flooring in the kitchen and laundry room, a fully fenced backyard for privacy, and a roomy storage shed. Plus, the covered carport keeps you dry during rainy days. MOTIVATED SELLERS! Schedule your showing today!

Key facts

• Updated kitchen sink
• Skylight
• New blinds

Tags

• STAINLESS STEEL APPLIANCES
• UPDATED KITCHEN SINK
• SKYLIGHT
• NEW BLINDS
• UPDATED LAMINATE FLOORING
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.0% in Centralia — 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 81/100 on livability (#81 in WA, #1,497 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, cost of living A; Watch: schools C-, crime C-, employment F.
• Centralia School District (town): math 39% / reading 52% proficiency, ranked #187 of 291 in WA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 258 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 265 units permitted in Lewis County in 2024 (44 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/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 $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lewis County population projected at -11% 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $26k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $117,845 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.88%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (median comp): $148,101
• List price: $129,500
• Delta: -12.56%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $11,489
• Equity at exit: $19,309

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $51,790
• Equity at exit: $11,197

Cash invested: $36,260 (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 98531

• Rents YoY: 3.0%
• Active inventory: 258
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$679
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $510

Break-even live

Break-even rent $1,058

Max offer price $129,500

Occupancy floor 65%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Lewis St Centralia, WA	2.0	1.5	1150	$1,650	$1.43	13d	1	1.01mi
2711 Niki LN Centralia, WA	3.0	2.0	1250	$2,100	$1.68	43d	1	1.06mi
2711 Niki Ln Bldg D8 Centralia, WA	3.0	2.5	1312	$2,100	$1.60	43d	1	1.11mi
1107 Woodland Ave Unit B208 Centralia, WA	2.0	1.0	790	$1,395	$1.77	43d	1	1.18mi
609 S Washington Ave Unit B Centralia, WA	3.0	2.0	1264	$2,300	$1.82	43d	1	1.19mi
3007 Borst Ave Centralia, WA	1.0	1.0	750	$1,450	$1.93	43d	1	1.23mi
1014 N Scheuber Rd Centralia, WA	2.0	1.0	890	$1,395	$1.57	13d	1	1.25mi
507 S Rock St Centralia, WA	3.0	2.0	1100	$2,050	$1.86	43d	1	1.34mi
401 N Ash St Centralia, WA	2.0	1.0	715	$1,625	$2.27	13d	2	1.40mi

Listing history 31 events

1. 2026-06-19
   days on market $129,500 Active 119 DOM
2. 2026-06-18
   days on market $129,500 Active 118 DOM
3. 2026-06-17
   days on market $129,500 Active 117 DOM
4. 2026-06-16
   days on market $129,500 Active 116 DOM
5. 2026-06-16
   price $129,500 Active 115 DOM
6. 2026-06-15
   days on market $135,000 Active 115 DOM
7. 2026-06-14
   days on market $135,000 Active 113 DOM
8. 2026-06-12
   days on market $135,000 Active 112 DOM
9. 2026-06-09
   days on market $135,000 Active 109 DOM
10. 2026-06-08
    days on market $135,000 Active 108 DOM
11. 2026-06-07
    days on market $135,000 Active 107 DOM
12. 2026-06-07
    days on market $135,000 Active 106 DOM
13. 2026-06-03
    days on market $135,000 Active 103 DOM
14. 2026-06-02
    days on market $135,000 Active 102 DOM
15. 2026-06-01
    days on market $135,000 Active 101 DOM
16. 2026-05-31
    days on market $135,000 Active 100 DOM
17. 2026-05-30
    days on market $135,000 Active 99 DOM
18. 2026-03-31
    price $140,000
19. 2026-03-15
    price $147,500
20. 2026-03-03
    price $150,000
21. 2026-02-20
    listed $155,900 Active
22. 2023-01-13
    soldstatus $120,000 Closed
23. 2022-12-14
    status Pending
24. 2022-12-08
    status Active
25. 2022-11-27
    status Pending
26. 2022-11-13
    price $122,000
27. 2022-10-26
    price $125,000
28. 2022-10-11
    price $132,000
29. 2022-10-03
    price $139,000
30. 2022-09-13
    price $139,900
31. 2022-09-05
    listed $149,000 Active

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$36/yr (+$3/mo · 2.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,443
• − Mortgage interest: −$7,254
• − Property taxes: −$1,233
• − Insurance: −$648
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$3,767
• Taxable income: $4,271
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $5,095/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: Centralia School District
• NCES district ID: 5301140
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $38,851
• Composite: 40.17/100
• National rank: #7832
• State rank: #187 of 291 in WA

Livability — Centralia

• Score: 81/100
• State rank: #81
• US rank: #1497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, WA
• County: Lewis County · 27,337 people
• City population: 27,337
• Metro: Centralia, WA
• Population (ZIP): 27,337
• Household income: $63,406
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1000.0

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 75,749 people
• By 2030: 74,647 · -1.5%
• By 2040: 71,310 · -5.9%
• By 2050: 67,748 · -10.6%
• By 2075: 59,829 · -21.0%
• By 2100: 52,293 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 16% Tagalog/Filipino 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+33.0) · D 32.0% · R 65.0% · Other 3.0%
• 2008→2024 swing: -13.8pp toward R · 2008: -19.2pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+32.8 2016: R+36.2 2012: R+23.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -249.98%
• Current HPI: 378.6936
• Rent YoY: ▲ 3.00%
• Metro: Centralia, 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

-6.0% since first listed

14 events — show timeline

• 2026-03-31 Price Changed $140,000 NWMLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $147,500 NWMLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $150,000 NWMLS as Distributed by MLS Grid
• 2026-02-20 Listed $155,900 NWMLS as Distributed by MLS Grid
• 2023-01-13 Sold (MLS) $120,000 NWMLS as Distributed by MLS Grid
• 2022-12-14 Pending — NWMLS as Distributed by MLS Grid
• 2022-12-08 Relisted — NWMLS as Distributed by MLS Grid
• 2022-11-27 Pending — NWMLS as Distributed by MLS Grid
• 2022-11-13 Price Changed $122,000 NWMLS as Distributed by MLS Grid
• 2022-10-26 Price Changed $125,000 NWMLS as Distributed by MLS Grid
• 2022-10-11 Price Changed $132,000 NWMLS as Distributed by MLS Grid
• 2022-10-03 Price Changed $139,000 NWMLS as Distributed by MLS Grid
• 2022-09-13 Price Changed $139,900 NWMLS as Distributed by MLS Grid
• 2022-09-05 Listed $149,000 NWMLS as Distributed by MLS Grid

Property tax history

+14.0%/yr

Latest (2026): $1,233 · +8.8% YoY. Source: county tax records.