5 Columbia Dr #25 · Barney's Junction, WA 99141

$154,900

2 bd · 2.0 ba · 1,041 sqft · SingleFamily · 10 Days on market

Built 2025 5.88 ac lot $149/sqft · 55% below area

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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 +12.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

Key facts

• Large covered porch
• Convenient location
• 5.88 acre lot

Tags

• CONVENIENT LOCATION
• LARGE COVERED PORCH
• SEPARATELY METERED FOR POWER
• RECREATION OPPORTUNITIES

Property features AI

Finance

• Other: Taxes listed (refer to listing for details)
• Financial info: Listing terms: Cash
• HOA & community: Located in Lake Mobile Home Park (approximately 25 homes); Park approved for sale; Pets allowed — see remarks; Monthly land lease of $425

Exterior

• Parking: Uncovered parking
• Utilities: Electric power (Avista); Community water; Community water service; Electric water heater
• Home design: Manufactured double-wide home (Champion); One story; Has a view; Very good condition; Mobile home remains
• Construction: Cement construction material; Tie down foundation; Manufactured after 6/15/1976
• Exterior features: Cement/concrete exterior; Patio/porch/deck; Adjacent to public land; Deeded water access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms (2 tubs, 2 showers)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Electric water heater (main); Water heater included
• Laundry & utility: Tie down foundation (manufactured home detail)

🏷️ Possibly a rental listed for sale. The $154,900 price doesn't fit this home's estimated sale value (~$346,714) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (23.0% below list).
• Recommended offer: $119k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 1.6% in Barney's Junction — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Kettle Falls School District (rural): math 37% / reading 58% proficiency, ranked #171 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 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 $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Ferry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $6k; list at $155k implies a 2482% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,255 (23.0% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (median comp): $346,714
• List price: $154,900
• Delta: -55.32%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $78,493
• Equity at exit: $139,546

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $235,754
• Equity at exit: $300,937

Cash invested: $43,372 (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 99141

• Home prices YoY: 10.2%
• Active inventory: 121
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-92

Break-even live

Break-even rent $1,309

Max offer price $138,633

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-48	+0% $-92	+5% $-136	+10% $-180
Rent	-10% $-186	-5% $-139	+0% $-92	+5% $-45	+10% $2
Rate	-1.0pp $-14	-0.5pp $-53	base $-92	+0.5pp $-132	+1.0pp $-173

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $154,900 Active 10 DOM
2. 2026-06-18
   days on market $154,900 Active 8 DOM
3. 2026-06-17
   days on market $154,900 Active 7 DOM
4. 2026-06-16
   days on market $154,900 Active 6 DOM
5. 2026-06-15
   days on market $154,900 Active 5 DOM
6. 2026-06-15
   days on market $154,900 Active 4 DOM
7. 2026-06-13
   days on market $154,900 Active 3 DOM
8. 2026-06-12
   days on marketlisting id $154,900 Active 2 DOM
9. 2026-06-09
   days on market $154,900 Active 48 DOM
10. 2026-06-08
    days on market $154,900 Active 47 DOM
11. 2026-06-08
    days on market $154,900 Active 46 DOM
12. 2026-06-07
    days on market $154,900 Active 45 DOM
13. 2026-06-03
    days on market $154,900 Active 42 DOM
14. 2026-06-02
    days on market $154,900 Active 41 DOM
15. 2026-06-01
    days on market $154,900 Active 40 DOM
16. 2026-05-31
    days on market $154,900 Active 39 DOM
17. 2026-04-22
    listed $154,900 Active 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

18. 2026-04-21
    price $154,900 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

19. 2026-04-04
    historical
20. 2026-03-06
    price $169,000

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

21. 2026-03-06
    price $169,000 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

22. 2026-01-06
    price $172,000 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

23. 2025-12-12
    price $173,000
24. 2025-11-18
    price $173,000 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

25. 2025-11-02
    status Active 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

26. 2025-11-02
    historical 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

27. 2025-07-31
    listed $174,000 Active
28. 2025-07-29
    price $174,000 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

29. 2025-05-14
    listed $179,000 Active 795-char remark

    Show marketing remark (795 chars)

    Convenient location and brand new 1041 sq ft 2BR/2BA home available in Lakeside Mobile Home Park. Come live by the river in a new home complete with refrigerator, dishwasher, microwave & electric stove. separate laundry room & bathroom for each bedroom. Enjoy spending time on the large, covered porch. The park is within walking distance to Lake Roosevelt and just minutes from Kettle Falls and innumerable recreation opportunities. Space rent includes water, sewer & garbage. Lots are separately metered for power. If you're ready to downsize but still want quality and a convenient location, this is the home for you. Lot rent is $425/month. Includes domestic water, septic, garbage and irrigation water. Irrigation water comes from the river - late Spring to early October.

30. 2025-03-24
    historical
31. 2025-02-15
    listed $179,000 Active
32. 2025-02-03
    listed $179,000 Active
33. 2018-07-02
    soldstatus $6,000

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,518 · $127/mo
• Expected delta: +$427/yr (+$36/mo · 39.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,311
• − Mortgage interest: −$8,677
• − Property taxes: −$1,091
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$4,506
• Taxable loss: −$3,825
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $-187/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: Kettle Falls School District
• NCES district ID: 5303990
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $43,206
• Composite: 42.14/100
• National rank: #7028
• State rank: #171 of 291 in WA

Livability — Barney's Junction

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Barney's Junction, WA
• Population (ZIP): 6,272

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 11% Lithuanian 5% Iranian 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 44.15%
• Current HPI: 476.88
• 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

+2481.7% since first listed

18 events — show timeline

• 2026-06-10 Listed $154,900 NWMLS as Distributed by MLS Grid
• 2026-04-22 Listed $154,900 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $154,900 NEWMLS
• 2026-04-04 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $169,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $169,000 NEWMLS
• 2026-01-06 Price Changed $172,000 NEWMLS
• 2025-12-12 Price Changed $173,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $173,000 NEWMLS
• 2025-11-02 Relisted — NEWMLS
• 2025-11-02 Delisted — NEWMLS
• 2025-07-31 Listed $174,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $174,000 NEWMLS
• 2025-05-14 Listed $179,000 NEWMLS
• 2025-03-24 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2025-02-15 Listed $179,000 SPOKANEMLS as Distributed by MLS Grid
• 2025-02-03 Listed $179,000 NEWMLS
• 2018-07-02 Sold (Public Records) $6,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $1,091 · +2.7% YoY. Source: county tax records.