235 S Main St · Washtucna, WA 99371

$119,000

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 46 Days on market

Built 1950 0.29 ac lot $127/sqft · 8% below area Est $129k · 8% 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 +29.6/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MLS# 292441 Investor special in the heart of Washtucna! This 2 BR, 1 BA home sits on a generous double lot and features durable concrete board siding and a newer metal roof for long-lasting protection. The property includes a basement ready for your creativity, offering additional space to finish or customize. The yard is fully fenced, providing privacy and room to expand. Don’t miss this opportunity to bring your vision to life and add value in a quiet rural community.

Key facts

• Double lot
• Basement ready
• Newer metal roof

Tags

• DOUBLE LOT
• CONCRETE BOARD SIDING
• NEWER METAL ROOF
• BASEMENT READY
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-30 ($-363/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $114k (4.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#426 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools D, crime F.
• Washtucna School District (rural): math 20% / reading 50% proficiency, ranked #249 of 291 in WA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 49 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $4k appreciation (3.0% local appreciation)).
• Adams County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $61k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $119k implies a 693% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,657 (4.5% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.26% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $129,197
• List price: $119,000
• Delta: -7.89%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 W May St	0.22mi	2/1.0	979 (+4%)	22mo	$115,000	$117	64

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: 6.6%
• Equity multiple: 1.38×
• Total profit: $12,673
• Equity at exit: $53,508

10-year hold

• IRR: 9.6%
• Equity multiple: 2.45×
• Total profit: $48,195
• Equity at exit: $82,462

Cash invested: $33,320 (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 99371

• Active inventory: 7
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$50
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-30

Break-even live

Break-even rent $1,538

Max offer price $113,657

Occupancy floor 97%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N Main St Washtucna, WA	3.0	1.0	720	$1,500	$2.08	21d	1	0.18mi

Listing history 13 events

1. 2026-06-09
   days on market $119,000 Active 46 DOM
2. 2026-06-08
   days on market $119,000 Active 45 DOM
3. 2026-06-08
   days on market $119,000 Active 44 DOM
4. 2026-06-05
   days on market $119,000 Active 42 DOM
5. 2026-06-03
   days on market $119,000 Active 40 DOM
6. 2026-06-02
   days on market $119,000 Active 39 DOM
7. 2026-06-01
   days on market $119,000 Active 38 DOM
8. 2026-05-31
   days on market $119,000 Active 37 DOM
9. 2026-04-24
   listed $119,000 Active 480-char remark
10. 2024-06-18
    price $169,900
11. 2024-05-15
    listed $179,990 Active
12. 2017-03-10
    listed
13. 2003-03-06
    soldstatus $15,000

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$192/yr (+$16/mo · 19.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$6,666
• − Property taxes: −$974
• − Insurance: −$6,120
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,462
• Taxable loss: −$2,102
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $142/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: Washtucna School District
• NCES district ID: 5309570
• Math proficiency: 20% ▼ -1.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $47,732
• Composite: 32.7/100
• National rank: #10783
• State rank: #249 of 291 in WA

Livability — Washtucna

• Score: 62/100
• State rank: #426
• US rank: #16995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washtucna, WA
• Population (ZIP): 332

Population outlook (Adams County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 19,746 · +1.0%
• By 2040: 20,362 · +4.1%
• By 2050: 21,026 · +7.5%
• By 2075: 22,272 · +13.9%
• By 2100: 22,737 · +16.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 10% Italian 6% Serbian 5%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+43.3) · D 27.2% · R 70.5% · Other 2.3%
• 2008→2024 swing: -8.9pp toward R · 2008: -34.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+35.7 2016: R+39.7 2012: R+33.9 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1032.7% since first listed

4 events — show timeline

• 2024-06-18 Price Changed $169,900 PACMLS
• 2024-05-15 Listed $179,990 PACMLS
• 2017-03-10 Listed — NWMLS as Distributed by MLS Grid
• 2003-03-06 Sold (Public Records) $15,000 Public Records

Property tax history

+12.2%/yr

Latest (2026): $974 · +5.3% YoY. Source: county tax records.