1027 Camas St · Coulee Dam, WA 99116

$59,950

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 1 Days on market

Built 1936 8,520 sqft lot Est $97k · 38% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity for investors, builders, or buyers seeking a project. Value is in the level 8,520 sq ft partially fenced lot with existing outbuilding for storage or small vehicle. Paved driveway, sidewalks and curbs are part of the appeal of this lovely tree lined street. Existing 624 sq ft residence requires major rehabilitation. Explore the possibilities for renovation, expansion, or tear down for your new home project; subject to buyer verification and local zoning requirements. Conveniently located just blocks to Lake Roosevelt schools, parks, and shopping. Enjoy year-round fishing on nearby lakes and rivers, boating and water sports, walking/hiking scenic trails, golfing, wildlife viewing

Key facts

• Partially fenced lot
• Tree lined street
• Paved driveway

Tags

• PARTIALLY FENCED LOT
• EXISTING OUTBUILDING
• PAVED DRIVEWAY
• TREE LINED STREET
• YEAR ROUND FISHING
• WALKING HIKING SCENIC TRAILS

Property features AI

Finance

• Other: Zoned residential (11-Residential); Lot features include curbs, paved streets, and sidewalk; Lot dimensions approximately 72 x 136 (0.1956 acres); Site is level and lot data from public records; View present
• Financial info: Listing accepts Cash and Conventional offers

Exterior

• Parking: Detached garage; Covered parking space; Driveway; 2 uncovered parking spaces
• Security: Partially fenced
• Utilities: Public water (Town of Coulee Dam); Public sewer (Town of Coulee Dam) — sewer connected; Electric power (Town of Coulee Dam); Electric as energy source
• Home design: Single-family house; One story; Main-level entry; West-facing; Fixer condition; Built on lot
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Effective year built 1936
• Exterior features: Partially fenced lot; Outbuildings; Wood exterior

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One three-quarter bathroom with shower (main level)
• Heating & cooling: Baseboard heating; Wall-mounted cooling unit
• Interior features: Water heater located in hall; No basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $60k).

Location & tenants

• Location reads 71/100 on livability (#230 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Grand Coulee Dam School District (rural): math 26% / reading 38% proficiency, ranked #262 of 291 in WA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Roosevelt Elementary (377 students, 84% FRL); Lake Roosevelt Jr/Sr High School (364 students, 79% FRL) — zoned schools average 82% FRL vs 56% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 234 units permitted in Okanogan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Okanogan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,950

Questions for the listing agent

1. Built in 1936 — 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: 1.60% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.85%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $96,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Holly St	0.54mi	1/1.0 (-1)	588 (-6%)	14mo	$91,000	$155	48

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: 31.9%
• Equity multiple: 2.80×
• Total profit: $30,252
• Equity at exit: $26,956

10-year hold

• IRR: 32.2%
• Equity multiple: 5.49×
• Total profit: $75,437
• Equity at exit: $41,543

Cash invested: $16,786 (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 99116

• Active inventory: 17
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $362

Break-even live

Break-even rent $501

Max offer price $59,950

Occupancy floor 57%

Sensitivity live

Price	-10% $395	-5% $379	+0% $362	+5% $345	+10% $328
Rent	-10% $286	-5% $324	+0% $362	+5% $399	+10% $437
Rate	-1.0pp $392	-0.5pp $377	base $362	+0.5pp $346	+1.0pp $330

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: $14,988
• Closing costs: $1,798
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 699-char remark
2. 2026-06-12
   listed $59,950 Pending 1 DOM

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $680 · $57/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 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,507
• − Mortgage interest: −$3,358
• − Property taxes: −$680
• − Insurance: −$300
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,744
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,478/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: Grand Coulee Dam School District
• NCES district ID: 5303130
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $46,635
• Composite: 30.27/100
• National rank: #11563
• State rank: #262 of 291 in WA

Livability — Coulee Dam

• Score: 71/100
• State rank: #230
• US rank: #7061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coulee Dam, WA
• Population (ZIP): 1,649

Population outlook (Okanogan County) Hauer SSP2

• Today (2025): 40,288 people
• By 2030: 39,265 · -2.5%
• By 2040: 37,110 · -7.9%
• By 2050: 35,389 · -12.2%
• By 2075: 31,609 · -21.5%
• By 2100: 26,647 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 49% Native American 38% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Portuguese 3% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, India
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 2%

Political lean MEDSL · Okanogan

• 2024 margin: R (+15.0) · D 41.1% · R 56.0% · Other 2.9%
• 2008→2024 swing: -8.0pp toward R · 2008: -7.0pp · 2024: -15.0pp
• All cycles: 2024: R+15.0 2020: R+13.8 2016: R+21.3 2012: R+14.8 2008: R+7.0

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

2 events — show timeline

• 2026-06-10 Pending — NWMLS as Distributed by MLS Grid
• 2026-06-09 Listed $59,950 NWMLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2026): $680 · +3.3% YoY. Source: county tax records.