11303 E Jackson Ave #52 · Spokane Valley, WA 99206

$199,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 105 Days on market

Built 2006 $142/sqft · 31% above area Est $152k · 31% over ↓ 22% since listing

---

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 +13.8/30.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Sonrise Place in the heart of the Spokane Valley! This beautifully maintained 3-bedroom, 2-bath manufactured home is located in a desirable 55+ community and offers a light, bright, and open floor plan that feels both spacious and inviting. The primary suite features its own private bath complete with double sinks, a relaxing garden tub, and separate shower. Recent updates include brand new flooring, fresh interior paint, and newly added central air for year-round comfort. Enjoy your morning coffee on the covered front porch or unwind on the covered back patio overlooking the spacious yard. An extra storage shed provides added convenience. Super clean, move-in ready, and centrally located near shopping and restaurants — this home is ready for its new owner!

Key facts

• Double sinks
• Private bath
• New flooring

Tags

• PRIVATE BATH
• DOUBLE SINKS
• GARDEN TUB
• SEPARATE SHOWER
• NEW FLOORING
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $18 ($216/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (15.9% below list).
• Recommended offer: $167k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% in Spokane Valley — 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 85/100 on livability (#31 in WA, #512 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime D+.
• East Valley School District (Spokane) (urban): math 40% / reading 56% proficiency, ranked #160 of 291 in WA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 305 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,608 units permitted in Spokane County in 2024 (1,792 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Spokane County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $167,405 (15.9% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 16% 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. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (median comp): $151,877
• List price: $199,000
• Delta: 31.03%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11303 E Jackson Ave #32	0.00mi	3/2.0	1,377 (-2%)	6mo	$169,500	$123	92
11303 E Jackson Ave #49	0.00mi	3/2.0	1,377 (-2%)	16mo	$120,000	$87	83
11621 E Ermina Ave	0.33mi	3/2.0	1,440 (+3%)	1mo	$290,000	$201	79
11616 E Jackson Ave	0.28mi	2/2.0 (-1)	1,292 (-8%)	2mo	$120,000	$93	67
11920 E Mansfield Ave #112	0.62mi	3/2.0	1,280 (-9%)	23mo	$166,400	$130	37
3101 N Fowler Rd	0.71mi	2/1.0 (-1)	1,200 (-14%)	3mo	$117,000	$98	31

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 · 2.44% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-32,057
• Equity at exit: $29,672

10-year hold

• IRR: -9.0%
• Equity multiple: 0.46×
• Total profit: $-30,319
• Equity at exit: $17,206

Cash invested: $55,720 (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 99206

• Rents YoY: 2.4%
• Active inventory: 305
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $18

Break-even live

Break-even rent $1,651

Max offer price $199,000

Occupancy floor 94%

Sensitivity live

Price	-10% $131	-5% $74	+0% $18	+5% $-38	+10% $-95
Rent	-10% $-114	-5% $-48	+0% $18	+5% $84	+10% $150
Rate	-1.0pp $118	-0.5pp $69	base $18	+0.5pp $-34	+1.0pp $-86

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 N Wilbur Rd Spokane Valley, WA	1.0–2.0	1.0–2.0	837	$1,450	$1.73	45d	4	0.35mi
10807 E Empire Ave Spokane Valley, WA	1.0–2.0	1.0–2.0	837	$1,995	$2.38	15d	5	0.50mi
2705 N Robie Ct Spokane Valley, WA	3.0	1.5	1420	$1,900	$1.34	15d	1	0.54mi
11921 E Mansfield Ave Spokane Valley, WA	2.0	1.0–2.0	890	$1,375	$1.54	15d	5	0.56mi
2605 N Robie Rd Spokane Valley, WA	2.0–3.0	2.0	1136	$1,205	$1.06	45d	1	0.57mi
11719 E Nora Ave Unit 11719 Spokane Valley, WA	3.0	2.0	1526	$1,695	$1.11	15d	1	0.70mi
2612 N Pines Rd Unit 12 Spokane Valley, WA	2.0	1.0	914	$1,225	$1.34	45d	1	0.71mi
2612 N Pines Rd Unit 37 Spokane Valley, WA	2.0	2.0	966	$1,325	$1.37	15d	1	0.72mi
2405 N Cherry St Spokane Valley, WA	1.0–2.0	1.0–2.0	836	$1,450	$1.73	15d	4	0.73mi
1723 N Union Rd Spokane Valley, WA	1.0–2.0	1.0–2.0	818	$1,505	$1.84	15d	5	0.74mi
2721 N Cherry St Spokane Valley, WA	2.0–3.0	2.0	1152	$1,594	$1.38	15d	1	0.78mi
2820 N Cherry St Spokane Valley, WA	2.0–3.0	1.0–2.0	963	$1,634	$1.70	15d	4	0.81mi
12423 E Mansfield Ave Spokane Valley, WA	1.0–2.0	1.0–2.0	823	$1,535	$1.87	15d	9	0.83mi
2107 N Houk Rd #7 Spokane Valley, WA	2.0	1.5	932	$1,400	$1.50	45d	1	0.90mi
2212 N Houk Rd Unit 2210 Spokane Valley, WA	2.0	1.0	950	$1,195	$1.26	45d	1	0.91mi
2212 N Houk Rd Spokane Valley, WA	2.0	1.0	950	$1,295	$1.36	15d	1	0.91mi
2212 N Houk Rd Unit 4 Spokane Valley, WA	2.0	1.0	950	$1,395	$1.47	24d	1	0.91mi
2111 N Houk Rd Spokane Valley, WA	2.0	1.5	932	$1,345	$1.44	45d	1	0.92mi
12007 E Coyote Rock Dr Spokane Valley, WA	2.0	2.0	1038	$1,945	$1.87	15d	6	0.94mi
1306 N Van Marter Rd Spokane Valley, WA	3.0	2.0	1709	$2,195	$1.28	24d	1	0.94mi
12820 E Mansfield Ave Apt 148 Spokane Valley, WA	2.0	1.0	918	$1,350	$1.47	15d	1	0.95mi
12820 E Mansfield Ave Apt 96 Spokane Valley, WA	2.0	2.0	956	$1,425	$1.49	15d	1	0.95mi
10317 E Maxwell Ave Unit 10317 Spokane Valley, WA	4.0	2.5	1600	$1,995	$1.25	45d	1	0.98mi
12202 E Maxwell Ave Spokane Valley, WA	2.0	2.0	1010	$1,444	$1.43	15d	3	1.01mi
1019 N Woodward Rd Spokane Valley, WA	3.0	1.0	1500	$1,795	$1.20	24d	1	1.05mi
1019 N Bowdish Rd Spokane Valley, WA	2.0	2.0	1330	$1,795	$1.35	45d	1	1.05mi
12925 E Mansfield Ave Spokane Valley, WA	1.0–3.0	1.0–2.0	897	$1,717	$1.91	15d	33	1.13mi
11813 E Broadway Ave Spokane Valley, WA	3.0	1.0–2.0	918	$1,826	$1.99	15d	26	1.18mi
9407 E Mission Ave Spokane Valley, WA	2.0	2.0	988	$1,450	$1.47	15d	3	1.32mi
12623 E Broadway Ave Spokane Valley, WA	1.0–3.0	1.0–2.0	952	$1,750	$1.84	15d	9	1.44mi
12402 E Broadway Ave #2 Spokane Valley, WA	3.0	3.0	1480	$2,170	$1.47	22d	1	1.45mi
13303 E Mission Ave Spokane Valley, WA	1.0–3.0	1.0–2.0	974	$1,924	$1.98	15d	14	1.46mi
12112 E Alki Ave Spokane Valley, WA	2.0	2.0	1044	$1,352	$1.30	15d	3	1.48mi
11122 E Valleyway Ave Spokane Valley, WA	2.0	1.0	940	$1,250	$1.33	22d	1	1.49mi
11122 E Valleyway Ave Spokane Valley, WA	3.0	1.0	1800	$1,750	$0.97	24d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $199,000 Active 105 DOM
2. 2026-06-17
   days on market $199,000 Active 104 DOM
3. 2026-06-16
   days on market $199,000 Active 103 DOM
4. 2026-06-15
   days on market $199,000 Active 102 DOM
5. 2026-06-14
   days on market $199,000 Active 100 DOM
6. 2026-06-10
   days on market $199,000 Active 97 DOM
7. 2026-06-09
   days on market $199,000 Active 96 DOM
8. 2026-06-08
   days on market $199,000 Active 95 DOM
9. 2026-06-07
   days on market $199,000 Active 94 DOM
10. 2026-06-05
    days on market $199,000 Active 91 DOM
11. 2026-06-03
    days on market $199,000 Active 90 DOM
12. 2026-06-02
    days on market $199,000 Active 89 DOM
13. 2026-06-01
    days on market $199,000 Active 88 DOM
14. 2026-05-31
    days on market $199,000 Active 87 DOM
15. 2026-05-31
    days on market $199,000 Active 86 DOM
16. 2026-05-15
    price $199,000 789-char remark

    Show marketing remark (789 chars)

    Welcome home to Sonrise Place in the heart of the Spokane Valley! This beautifully maintained 3-bedroom, 2-bath manufactured home is located in a desirable 55+ community and offers a light, bright, and open floor plan that feels both spacious and inviting. The primary suite features its own private bath complete with double sinks, a relaxing garden tub, and separate shower. Recent updates include brand new flooring, fresh interior paint, and newly added central air for year-round comfort. Enjoy your morning coffee on the covered front porch or unwind on the covered back patio overlooking the spacious yard. An extra storage shed provides added convenience. Super clean, move-in ready, and centrally located near shopping and restaurants — this home is ready for its new owner!

17. 2026-04-01
    price $225,000 789-char remark

    Show marketing remark (789 chars)

    Welcome home to Sonrise Place in the heart of the Spokane Valley! This beautifully maintained 3-bedroom, 2-bath manufactured home is located in a desirable 55+ community and offers a light, bright, and open floor plan that feels both spacious and inviting. The primary suite features its own private bath complete with double sinks, a relaxing garden tub, and separate shower. Recent updates include brand new flooring, fresh interior paint, and newly added central air for year-round comfort. Enjoy your morning coffee on the covered front porch or unwind on the covered back patio overlooking the spacious yard. An extra storage shed provides added convenience. Super clean, move-in ready, and centrally located near shopping and restaurants — this home is ready for its new owner!

18. 2026-03-05
    listed $230,000 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome home to Sonrise Place in the heart of the Spokane Valley! This beautifully maintained 3-bedroom, 2-bath manufactured home is located in a desirable 55+ community and offers a light, bright, and open floor plan that feels both spacious and inviting. The primary suite features its own private bath complete with double sinks, a relaxing garden tub, and separate shower. Recent updates include brand new flooring, fresh interior paint, and newly added central air for year-round comfort. Enjoy your morning coffee on the covered front porch or unwind on the covered back patio overlooking the spacious yard. An extra storage shed provides added convenience. Super clean, move-in ready, and centrally located near shopping and restaurants — this home is ready for its new owner!

19. 2022-07-08
    soldstatus $225,000 Sold 352-char remark

    Show marketing remark (352 chars)

    Lovely 3 bedroom, 2 bath manufactured home in a 55+ community. Primary bedroom has its own bathroom with a shower, garden tub and double sinks. Covered front porch and covered back patio with extra storage shed. Light, bright, open and spacious floor plan and ready for its new owner! Centrally located in the Spokane Valley near shops and restaurants.

20. 2022-05-26
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Lovely 3 bedroom, 2 bath manufactured home in a 55+ community. Primary bedroom has its own bathroom with a shower, garden tub and double sinks. Covered front porch and covered back patio with extra storage shed. Light, bright, open and spacious floor plan and ready for its new owner! Centrally located in the Spokane Valley near shops and restaurants.

21. 2022-05-18
    status Pending on Inspection 352-char remark

    Show marketing remark (352 chars)

    Lovely 3 bedroom, 2 bath manufactured home in a 55+ community. Primary bedroom has its own bathroom with a shower, garden tub and double sinks. Covered front porch and covered back patio with extra storage shed. Light, bright, open and spacious floor plan and ready for its new owner! Centrally located in the Spokane Valley near shops and restaurants.

22. 2022-05-04
    price $225,000 352-char remark

    Show marketing remark (352 chars)

    Lovely 3 bedroom, 2 bath manufactured home in a 55+ community. Primary bedroom has its own bathroom with a shower, garden tub and double sinks. Covered front porch and covered back patio with extra storage shed. Light, bright, open and spacious floor plan and ready for its new owner! Centrally located in the Spokane Valley near shops and restaurants.

23. 2022-04-20
    listed $255,000 New 352-char remark

    Show marketing remark (352 chars)

    Lovely 3 bedroom, 2 bath manufactured home in a 55+ community. Primary bedroom has its own bathroom with a shower, garden tub and double sinks. Covered front porch and covered back patio with extra storage shed. Light, bright, open and spacious floor plan and ready for its new owner! Centrally located in the Spokane Valley near shops and restaurants.

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 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 · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,089
• − Mortgage interest: −$11,147
• − Property taxes: −$2,136
• − Insurance: −$995
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$5,789
• Taxable loss: −$3,193
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $982/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: East Valley School District (Spokane)
• NCES district ID: 5302280
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $49,557
• Composite: 43.15/100
• National rank: #6603
• State rank: #160 of 291 in WA

Livability — Spokane Valley

• Score: 85/100
• State rank: #31
• US rank: #512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spokane Valley, WA
• County: Spokane County · 496,401 people
• City population: 129,511
• Metro: Spokane-Spokane Valley, WA
• Population (ZIP): 41,089
• Household income: $81,764
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1523.0

Population outlook (Spokane County) Hauer SSP2

• Today (2025): 531,314 people
• By 2030: 549,278 · +3.4%
• By 2040: 577,822 · +8.8%
• By 2050: 598,188 · +12.6%
• By 2075: 630,744 · +18.7%
• By 2100: 622,360 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 7% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 5% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Spokane

• 2024 margin: Toss-up / Even · D 46.0% · R 51.0% · Other 3.0%
• 2008→2024 swing: -3.8pp toward R · 2008: -1.1pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.3 2016: R+8.3 2012: R+6.3 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -377.59%
• Current HPI: 339.9959
• Rent YoY: ▲ 2.44%
• Metro: Spokane-Spokane Valley, 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

-22.0% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $199,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $225,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-05 Listed $230,000 SPOKANEMLS as Distributed by MLS Grid
• 2022-07-08 Sold (MLS) $225,000 SPOKANEMLS as Distributed by MLS Grid
• 2022-05-26 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2022-05-18 Pending — SPOKANEMLS as Distributed by MLS Grid
• 2022-05-04 Price Changed $225,000 SPOKANEMLS as Distributed by MLS Grid
• 2022-04-20 Listed $255,000 SPOKANEMLS as Distributed by MLS Grid

Property tax history

+10.5%/yr

Latest (2026): $2,136 · +9.3% YoY. Source: county tax records.