1008 W Main Ave · Chewelah, WA 99109

$100,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 22 Days on market

Built 1976 Est $161k · 38% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained doublewide manufactured home with fenced yard, oversize single garage and paved driveway. Seller is licensed agent. SEE OUR VIRTUAL TOUR AT www. cbsells.com

Key facts

• Built 1976
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 1.7% in Chewelah — 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 (#116 in WA, #2,374 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Chewelah School District (rural): math 39% / reading 63% proficiency, ranked #153 of 291 in WA (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 132 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 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 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 S Kruger St	0.28mi	3/2.0	1,248 (+8%)	3mo	$175,000	$140	70

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,661
• Equity at exit: $14,910

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $12,937
• Equity at exit: $8,646

Cash invested: $28,000 (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 99109

• Home prices YoY: -19.2%
• Active inventory: 132
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $197

Break-even live

Break-even rent $821

Max offer price $100,000

Occupancy floor 77%

Sensitivity live

Price	-10% $254	-5% $225	+0% $197	+5% $169	+10% $140
Rent	-10% $113	-5% $155	+0% $197	+5% $239	+10% $282
Rate	-1.0pp $247	-0.5pp $223	base $197	+0.5pp $171	+1.0pp $145

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 W Clay Ave Unit 2 Chewelah, WA	2.0	1.0	900	$1,045	$1.16	44d	1	0.11mi
202 N Baker St Unit 1 Chewelah, WA	2.0	1.0	800	$1,020	$1.27	14d	1	0.12mi
202 W Main Ave Unit B Chewelah, WA	2.0	1.0	975	$1,350	$1.38	14d	1	0.51mi

Listing history 19 events

1. 2026-06-18
   days on market $100,000 Active 22 DOM
2. 2026-06-17
   days on market $100,000 Active 21 DOM
3. 2026-06-16
   pricedays on market $100,000 Active 20 DOM
4. 2026-06-15
   days on market $115,000 Active 19 DOM
5. 2026-06-15
   days on market $115,000 Active 18 DOM
6. 2026-06-13
   days on market $115,000 Active 17 DOM
7. 2026-06-12
   days on market $115,000 Active 16 DOM
8. 2026-06-09
   days on market $115,000 Active 13 DOM
9. 2026-06-08
   days on market $115,000 Active 12 DOM
10. 2026-06-08
    days on market $115,000 Active 11 DOM
11. 2026-06-07
    days on market $115,000 Active 10 DOM
12. 2026-06-03
    days on market $115,000 Active 7 DOM
13. 2026-06-02
    days on market $115,000 Active 6 DOM
14. 2026-06-01
    days on market $115,000 Active 5 DOM
15. 2026-05-31
    days on market $115,000 Active 4 DOM
16. 2026-05-28
    listed $115,000 Active
17. 2002-06-07
    soldstatus $65,000 172-char remark

    Show marketing remark (172 chars)

    Well maintained doublewide manufactured home with fenced yard, oversize single garage and paved driveway. Seller is licensed agent. SEE OUR VIRTUAL TOUR AT www. cbsells.com

18. 2002-06-07
    soldstatus $65,000

    Show marketing remark (172 chars)

    Well maintained doublewide manufactured home with fenced yard, oversize single garage and paved driveway. Seller is licensed agent. SEE OUR VIRTUAL TOUR AT www. cbsells.com

19. 2002-04-03
    listed $65,000 172-char remark

    Show marketing remark (172 chars)

    Well maintained doublewide manufactured home with fenced yard, oversize single garage and paved driveway. Seller is licensed agent. SEE OUR VIRTUAL TOUR AT www. cbsells.com

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,850
• − Mortgage interest: −$5,602
• − Property taxes: −$993
• − Insurance: −$500
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,909
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,176/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: Chewelah School District
• NCES district ID: 5301260
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $36,173
• Composite: 44.23/100
• National rank: #6191
• State rank: #153 of 291 in WA

Livability — Chewelah

• Score: 78/100
• State rank: #116
• US rank: #2374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chewelah, WA
• Population (ZIP): 5,075

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Native American 3% Hispanic / Latino 2% Pacific Islander 1%
• Common ancestry: Portuguese 6% Italian 4% Lithuanian 2%
• 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: ▼ -74.63%
• Current HPI: 313.3997
• 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

+76.9% since first listed

4 events — show timeline

• 2026-05-28 Listed $115,000 FSBO.com
• 2002-06-07 Sold (Public Records) $65,000 Public Records
• 2002-06-07 Sold (MLS) $65,000 NEWMLS
• 2002-04-03 Listed $65,000 NEWMLS

Property tax history

+4.1%/yr

Latest (2026): $993 · +1.5% YoY. Source: county tax records.