1341 W Columbia Ave · Moses Lake, WA 98837

$229,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 38 Days on market

Built 1999 7,523 sqft lot $170/sqft · 94% above area ↓ 15% since listing

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Why this score? — see what drove the F 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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked onto a quiet corner lot on Moses Lake's sought-after Guffin-Eccles, this 3-bedroom, 2-bath home pairs a fresh, modern feel with an unbeatable location. Steps from the water and walkable to downtown shops, with Moses Lake High and Frontier Middle in-district. Inside, luxury vinyl plank flooring and fresh paint run throughout an open, light-filled floor plan. The spacious living room flows into a dining area and open kitchen featuring a center island, breakfast bar, abundant cabinetry, and vaulted ceilings that keep things bright and airy. Thoughtfully split for privacy, the primary suite offers a walk-in closet and spa-style en-suite with dual vanities and a soaking tub. Two additiona

Key facts

• Quiet corner lot
• Center island
• Breakfast bar

Tags

• QUIET CORNER LOT
• WALKABLE TO DOWNTOWN SHOPS
• LUXURY VINYL PLANK FLOORING
• OPEN LIGHT FILLED FLOOR PLAN
• CENTER ISLAND
• BREAKFAST BAR

Property features AI

Finance

• Other: Located in Terminal Park Add, lot #31; Site served by bus line; Lot has irregular dimensions
• Financial info: Offers accepted: Cash, Conventional, FHA, VA

Exterior

• Parking: Attached carport (1 covered space)
• Utilities: Electric service; Public water (City of Moses Lake); Sewer connected (City of Moses Lake); Electric water heater; Power by Grant PUD #2; Local telephone fiber optics internet
• Home design: Manufactured on land (double wide); One story; Entry on main level; Faces west; Fleetwood Heritage Pointte model
• Construction: Cement plank construction; Composition roof; Block foundation; Effective year built 1999
• Exterior features: Cement plank siding; Cable TV and high-speed internet available; Outbuildings; Curbs, paved streets, and sidewalks; Level topography; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom (main level)
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms (both on the main level); 2 bathtubs; 2 showers
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: High-tech cabling; Walk-in closets; Electric water heater
• Laundry & utility: Washer; Dryer; Utility room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (26.7% below list).
• Recommended offer: $168k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.3% in Moses Lake — 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 75/100 on livability (#170 in WA, #4,228 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A-; Watch: employment C-, crime F, commute F.
• Moses Lake School District (town): math 38% / reading 48% proficiency, ranked #198 of 291 in WA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Midway Elementary (238 students, 83% FRL); Frontier Middle School (758 students, 72% FRL); Moses Lake High School (1,984 students, 64% FRL) — zoned schools average 73% FRL vs 53% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.7%/yr); 590 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Grant County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,903 (26.7% 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 38 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.73% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 11.4

CMA / ARV

• ARV (median comp): $117,892
• List price: $229,000
• Delta: 94.25%
• Verdict: OVERPRICED
• Comps: 15 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 S D St	0.12mi	3/2.0	1,344 (0%)	4mo	$225,000	$167	91
1807 W Bemis St	0.74mi	3/2.0	1,200 (-11%)	14mo	$260,000	$217	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.20×
• Total profit: $-51,098
• Equity at exit: $34,145

10-year hold

• IRR: -29.2%
• Equity multiple: -0.17×
• Total profit: $-75,314
• Equity at exit: $19,800

Cash invested: $64,120 (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 98837

• Rents YoY: -1.7%
• Active inventory: 590
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-142

Break-even live

Break-even rent $1,858

Max offer price $203,969

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-77	+0% $-142	+5% $-207	+10% $-271
Rent	-10% $-274	-5% $-208	+0% $-142	+5% $-75	+10% $-9
Rate	-1.0pp $-26	-0.5pp $-83	base $-142	+0.5pp $-201	+1.0pp $-261

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 W Ivy Ave Unit 203 Moses Lake, WA	2.0	1.0	900	$1,250	$1.39	45d	1	0.19mi
1206 W Columbia Ave Unit D Moses Lake, WA	2.0	1.0	900	$1,295	$1.44	45d	1	0.20mi
1205 W Ivy Ave Unit 101 Moses Lake, WA	2.0	1.0	900	$1,150	$1.28	45d	1	0.21mi
1137 W Lakeside Dr Moses Lake, WA	2.0	1.0	1286	$1,495	$1.16	45d	1	0.31mi
1717 W Lakeside Dr Moses Lake, WA	3.0	1.5	1554	$3,000	$1.93	45d	1	0.40mi
1709 W Fern Dr Apt C Moses Lake, WA	2.0	1.5	1390	$1,300	$0.94	45d	1	0.57mi
1701 W Crouse St Moses Lake, WA	1.0–3.0	1.0–2.0	1017	$1,650	$1.62	45d	6	0.60mi
1330 S Skyline Dr Unit D Moses Lake, WA	2.0	1.5	1400	$1,450	$1.04	45d	1	0.68mi
1326 S Skyline Dr Unit C Moses Lake, WA	2.0	1.5	1400	$1,450	$1.04	45d	1	0.68mi
1326 S Skyline Dr Moses Lake, WA	2.0	1.5	1400	$1,395	$1.00	45d	1	0.68mi
1330 S Skyline Dr Moses Lake, WA	2.0	1.0	1400	$1,450	$1.04	45d	1	0.69mi
924 S Division St Moses Lake, WA	2.0	2.5	1162	$1,675	$1.44	45d	1	0.70mi
1830 W Crouse St #1 Moses Lake, WA	2.0	1.0	946	$1,295	$1.37	45d	1	0.72mi
123 E 9th Ave #40 Moses Lake, WA	3.0	2.0	1308	$1,800	$1.38	45d	1	0.79mi
123 9th Ave #41 Moses Lake, WA	3.0	2.0	1303	$2,300	$1.77	45d	1	0.83mi
123 9th Ave #39 Moses Lake, WA	3.0	2.0	1308	$2,400	$1.83	45d	1	0.83mi
1340 Shaker Pl Unit E Moses Lake, WA	2.0	1.5	1000	$1,450	$1.45	45d	1	1.00mi
1340 Shaker Pl Unit C Moses Lake, WA	2.0	1.5	1000	$1,395	$1.40	45d	1	1.00mi
300 E 9th Ave Moses Lake, WA	1.0–3.0	1.0–2.0	1003	$1,699	$1.69	45d	19	1.01mi
215 N Wellington St Moses Lake, WA	3.0	2.0	1550	$2,200	$1.42	45d	1	1.03mi
1525 S Monroe St #3 Moses Lake, WA	3.0	2.5	1495	$1,500	$1.00	45d	1	1.03mi
211 E 6th Ave Apt B Moses Lake, WA	3.0	2.5	1332	$1,775	$1.33	45d	1	1.04mi
310 N Crestview Dr Unit B Moses Lake, WA	3.0	1.0	1573	$1,875	$1.19	45d	1	1.08mi
931 E Hill Ave Moses Lake, WA	2.0	2.0	1108	$1,600	$1.44	45d	1	1.23mi
8328 Road 2.4 NE Moses Lake, WA	3.0	2.0	1749	$2,295	$1.31	45d	1	1.27mi
422 N Washington St Moses Lake, WA	3.0	2.0	1166	$2,200	$1.89	45d	1	1.32mi
2625 W Marina Dr Unit 5 Moses Lake, WA	3.0	2.5	1300	$1,795	$1.38	45d	1	1.32mi
2625 W Marina Dr Unit 3 Moses Lake, WA	2.0	2.5	1350	$1,700	$1.26	45d	1	1.32mi
2625 W Marina Dr Unit 4 Moses Lake, WA	2.0	2.5	1300	$1,500	$1.15	45d	1	1.32mi
2637 W Marina Dr Moses Lake, WA	2.0	2.5	1340	$1,600	$1.19	45d	1	1.33mi
2805 W Marina Dr Unit A3 Moses Lake, WA	2.0	2.5	1350	$1,450	$1.07	45d	1	1.45mi
511 S Interlake Rd Moses Lake, WA	2.0–4.0	2.0	1095	$1,170	$1.07	45d	8	1.47mi
2812 W Marina Dr Unit D Moses Lake, WA	2.0	2.0	1078	$1,695	$1.57	45d	1	1.47mi
2821 W Marina Dr Unit 1 Moses Lake, WA	2.0	2.5	1200	$1,550	$1.29	45d	1	1.49mi
2821 W Marina Dr Unit 5 Moses Lake, WA	3.0	2.5	1300	$1,650	$1.27	45d	1	1.49mi

Listing history 2 events

1. 2026-05-08
   price $259,950
2. 2026-04-18
   listed $269,000 Active

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,244 · $187/mo
• Expected delta: +$182/yr (+$15/mo · 8.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,148
• − Mortgage interest: −$12,828
• − Property taxes: −$2,062
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$6,662
• Taxable loss: −$5,771
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-315/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: Moses Lake School District
• NCES district ID: 5305220
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $49,033
• Composite: 39.17/100
• National rank: #8232
• State rank: #198 of 291 in WA

Livability — Moses Lake

• Score: 75/100
• State rank: #170
• US rank: #4228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moses Lake, WA
• County: Grant County · 61,643 people
• City population: 49,455
• Metro: Moses Lake, WA
• Population (ZIP): 49,455
• Household income: $74,586
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1064.0

Population outlook (Grant County) Hauer SSP2

• Today (2025): 99,356 people
• By 2030: 102,107 · +2.8%
• By 2040: 108,318 · +9.0%
• By 2050: 114,712 · +15.5%
• By 2075: 131,376 · +32.2%
• By 2100: 146,163 · +47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 58% Hispanic / Latino 33% Two or more races 15% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Portuguese 3% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 2%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.4% · Other 2.6%
• 2008→2024 swing: -9.9pp toward R · 2008: -27.5pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.4 2016: R+37.9 2012: R+32.6 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -384.29%
• Current HPI: 208.4574
• Rent YoY: ▼ -1.72%
• Metro: Moses Lake, 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

-14.9% since first listed

4 events — show timeline

• 2026-05-26 Pending — NWMLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $229,000 NWMLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $259,950 NWMLS as Distributed by MLS Grid
• 2026-04-18 Listed $269,000 NWMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2026): $2,062 · +0.0% YoY. Source: county tax records.