793 N CARTER · Colville, WA 99114

$110,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 191 Days on market

Built 2025 4,416 sqft lot $119/sqft · 20% below area Est $170k · 35% under ↓ 8% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RENT TO OWN AVAILABLE! Stop renting and start working toward homeownership with this brand new 2025 manufactured home in Colville Mobile Home Park in Colville, Washington! Flexible rent-to-own terms may be available for qualified buyers, making this an excellent opportunity for those looking for an alternative to traditional financing. Please note that the purchase price under rent-to-own terms will be higher than the standard cash or financed sale price. This beautiful 3-bedroom, 2-bath home features a bright, open-concept layout with modern finishes throughout. The kitchen comes fully equipped with stainless steel appliances, including a refrigerator, range, microwave and dishwasher&mdash

Key facts

• New construction
• Modern kitchen
• 4,416 sq ft lot

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 1.6% in Colville — 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 78/100 on livability (#119 in WA, #2,418 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: employment D, commute F.
• Colville School District (town): math 52% / reading 67% proficiency, ranked #75 of 291 in WA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 138 active listings in the ZIP; 341 units permitted in Stevens County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stevens County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $169,681
• List price: $110,000
• Delta: -35.17%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
468 W 8th Ave	0.07mi	3/2.0	938 (+2%)	10mo	$89,000	$95	86
484 W 8th Ave	0.03mi	3/2.0	938 (+2%)	12mo	$120,000	$128	86
534 W 8th Ave	0.04mi	3/2.0	980 (+6%)	18mo	$100,000	$102	73

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,218
• Equity at exit: $16,401

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $20,181
• Equity at exit: $9,511

Cash invested: $30,800 (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 99114

• Home prices YoY: -24.3%
• Active inventory: 138
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $262

Break-even live

Break-even rent $821

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 191 DOM
2. 2026-06-17
   days on market $110,000 Active 190 DOM
3. 2026-06-16
   days on market $110,000 Active 189 DOM
4. 2026-06-15
   days on market $110,000 Active 188 DOM
5. 2026-06-15
   days on market $110,000 Active 187 DOM
6. 2026-06-13
   days on market $110,000 Active 186 DOM
7. 2026-06-12
   days on market $110,000 Active 185 DOM
8. 2026-06-09
   days on market $110,000 Active 182 DOM
9. 2026-06-08
   days on market $110,000 Active 181 DOM
10. 2026-06-08
    days on market $110,000 Active 180 DOM
11. 2026-06-03
    days on market $110,000 Active 176 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    days on market $110,000 Active 175 DOM
14. 2026-06-01
    days on market $110,000 Active 174 DOM
15. 2026-05-31
    days on market $110,000 Active 173 DOM
16. 2026-05-06
    price $110,000
17. 2026-04-07
    price $115,000
18. 2026-01-21
    price $118,000
19. 2025-12-09
    listed $120,000 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: $310 · $26/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$768/yr (+$64/mo · 247.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,824
• − Mortgage interest: −$6,162
• − Property taxes: −$310
• − Insurance: −$550
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,200
• Taxable income: $1,390
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,805/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: Colville School District
• NCES district ID: 5301630
• Math proficiency: 52% ▼ -5.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $43,060
• Composite: 51.6/100
• National rank: #3640
• State rank: #75 of 291 in WA

Livability — Colville

• Score: 78/100
• State rank: #119
• US rank: #2418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colville, WA
• Population (ZIP): 12,939

Population outlook (Stevens County) Hauer SSP2

• Today (2025): 43,696 people
• By 2030: 43,203 · -1.1%
• By 2040: 41,190 · -5.7%
• By 2050: 38,231 · -12.5%
• By 2075: 31,260 · -28.5%
• By 2100: 22,931 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Portuguese 4% Italian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Stevens

• 2024 margin: Solid R (+44.1) · D 26.7% · R 70.8% · Other 2.5%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+42.1 2016: R+40.8 2012: R+27.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.32%
• Current HPI: 308.9195
• 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

-8.3% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $110,000 NWMLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $115,000 NWMLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $118,000 NWMLS as Distributed by MLS Grid
• 2025-12-09 Listed $120,000 NWMLS as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2026): $310 · -1.0% YoY. Source: county tax records.