2285 Basin St SW #12 · Ephrata, WA 98823

$70,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 93 Days on market

Built 1984 $52/sqft · 73% below area ↓ 19% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, comfortable living in this well-maintained 1984 double-wide manufactured home, perfectly situated on a spacious corner lot in a desirable 55+ community. This inviting home features 2 bedrooms and 1.75 bathrooms, offering a functional layout with plenty of room to relax and enjoy life. Enjoy the added convenience of a storage shed for your tools and extras, along with outdoor space that provides both privacy and peaceful living. Located in the charming small-town setting of Ephrata, you’ll appreciate the peaceful atmosphere while still being close to local amenities. Whether you're looking to downsize or enjoy a quieter lifestyle, this home offers the perfect blend of

Key facts

• Storage shed
• Outdoor space
• Corner lot

Tags

• CORNER LOT
• STORAGE SHED
• OUTDOOR SPACE
• SMALL-TOWN SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 3.4% in Ephrata — 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 80/100 on livability (#83 in WA, #1,613 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Ephrata School District (town): math 56% / reading 62% proficiency, ranked #72 of 291 in WA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 232 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 559 units permitted in Grant County in 2024 (35 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 2.71% ✓
• Cap rate: 24.52%
• Cash-on-cash: 65.10%
• DSCR: 3.90
• GRM: 3.1

CMA / ARV

• ARV (median comp): $258,486
• List price: $70,000
• Delta: -72.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2285 SW Basin St #2	0.00mi	2/2.0	1,248 (-7%)	12mo	$55,000	$44	78
2392 Cherry Blossom Dr	0.34mi	3/2.0 (+1)	1,500 (+12%)	2mo	$408,000	$272	58
2285 Basin St SW #5	0.00mi	3/2.0 (+1)	1,152 (-14%)	18mo	$48,000	$42	56
2285 SW Basin St #9	0.00mi	3/2.0 (+1)	1,536 (+14%)	24mo	$35,000	$23	52
2480 Basin St SW #26	0.23mi	3/2.0 (+1)	1,144 (-15%)	12mo	$120,800	$106	49

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: 64.3%
• Equity multiple: 3.88×
• Total profit: $56,383
• Equity at exit: $10,437

10-year hold

• IRR: 68.7%
• Equity multiple: 7.95×
• Total profit: $136,304
• Equity at exit: $6,052

Cash invested: $19,600 (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 98823

• Active inventory: 232
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,063

Break-even live

Break-even rent $553

Max offer price $70,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,103	-5% $1,083	+0% $1,063	+5% $1,044	+10% $1,024
Rent	-10% $913	-5% $988	+0% $1,063	+5% $1,138	+10% $1,213
Rate	-1.0pp $1,099	-0.5pp $1,081	base $1,063	+0.5pp $1,045	+1.0pp $1,027

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Grant Dr Ephrata, WA	3.0	2.0	1217	$1,925	$1.58	44d	1	0.30mi
2393 Pacific St Ephrata, WA	3.0	2.0	1497	$2,500	$1.67	44d	1	0.43mi

Listing history 22 events

1. 2026-06-19
   days on market $70,000 Active 93 DOM
2. 2026-06-18
   days on market $70,000 Active 92 DOM
3. 2026-06-17
   days on market $70,000 Active 91 DOM
4. 2026-06-16
   days on market $70,000 Active 90 DOM
5. 2026-06-15
   days on market $70,000 Active 89 DOM
6. 2026-06-14
   days on market $70,000 Active 87 DOM
7. 2026-06-13
   days on market $70,000 Active 86 DOM
8. 2026-06-10
   days on market $70,000 Active 84 DOM
9. 2026-06-09
   days on market $70,000 Active 83 DOM
10. 2026-06-08
    days on market $70,000 Active 82 DOM
11. 2026-06-07
    days on market $70,000 Active 81 DOM
12. 2026-06-05
    days on market $70,000 Active 78 DOM
13. 2026-06-03
    days on market $70,000 Active 77 DOM
14. 2026-06-02
    days on market $70,000 Active 76 DOM
15. 2026-06-01
    days on market $70,000 Active 75 DOM
16. 2026-05-31
    days on market $70,000 Active 74 DOM
17. 2026-05-30
    days on market $70,000 Active 73 DOM
18. 2026-05-03
    price $70,000
19. 2026-03-18
    listed $80,000 Active
20. 2023-08-04
    soldstatus $75,655 Closed
21. 2023-07-19
    status Pending
22. 2023-07-11
    listed $86,000 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: $488 · $41/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$198/yr (+$17/mo · 40.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,788
• − Mortgage interest: −$3,921
• − Property taxes: −$488
• − Insurance: −$350
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$2,036
• Taxable income: $12,347
• Est. tax owed @ 24.0%: −$2,963
• After-tax cash flow: $9,797/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: Ephrata School District
• NCES district ID: 5302610
• Math proficiency: 56% ▼ -1.00%
• Reading proficiency: 62% ▲ 1.00%
• Median HH income: $49,652
• Composite: 51.86/100
• National rank: #3574
• State rank: #72 of 291 in WA

Livability — Ephrata

• Score: 80/100
• State rank: #83
• US rank: #1613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ephrata, WA
• County: Grant County · 61,643 people
• City population: 12,188
• Metro: Moses Lake, WA
• Population (ZIP): 12,188
• Household income: $73,074
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 182.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 30% Two or more races 13%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 4% Scottish 3% Portuguese 3%
• Foreign-born: 7% · Canada
• Languages at home: 77% English-only · Spanish 23%

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: ▼ -356.36%
• Current HPI: 219.8763
• Rent YoY: —
• 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

-18.6% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $70,000 NWMLS as Distributed by MLS Grid
• 2026-03-18 Listed $80,000 NWMLS as Distributed by MLS Grid
• 2023-08-04 Sold (MLS) $75,655 NWMLS as Distributed by MLS Grid
• 2023-07-19 Pending — NWMLS as Distributed by MLS Grid
• 2023-07-11 Listed $86,000 NWMLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2026): $488 · +0.0% YoY. Source: county tax records.