24 Hubbert Rd · Omak, WA 98841

$179,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 11 Days on market

Built 1977 2.53 ac lot Est $307k · 41% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT PRIVATE location at this 3 bd/2 ba MH on 2.53 irrigated acres minutes from Omak. Living room w/ wood stove; dining room with China hutch; family room; utility room. Primary bed/bath suite with soaking tub. Covered front deck; attached carport. Landscaped yard, OID irrigated pasture with solid-set sprinklers. Several outbuildings with shop, guest cabin, storage sheds, RV Hkup. New on-demand water heater, extra insulation blown in, some upgraded windows. CASH ONLY. SEE AGENT FOR DETAILS. $179,900 H-3767/MLS2538261

Key facts

• Wood stove
• Utility room
• Soaking tub

Tags

• IRRIGATED ACRES
• WOOD STOVE
• DINING ROOM
• UTILITY ROOM
• PRIMARY BED BATH SUITE
• SOAKING TUB

Property features AI

Finance

• Other: Lot size: 2.53 acres; Lot features include lot number 1
• Financial info: Listing terms: cash
• HOA & community: Irrigation district fee applies (OID irrigation - $530/yr)

Exterior

• Parking: Attached carport (1 covered space)
• Security: Partially fenced
• Utilities: Community water; Septic tank sewer; Power provided by PUD; Energy sources: electric and wood
• Home design: Manufactured on-land (double wide); One story; Main-level entry; Average condition; Facing direction: not specified
• Construction: Metal/vinyl exterior; Metal roof; Pillar/post/pier foundation; Structure type: manufactured house; Style: double wide manufactured
• Exterior features: Deck; Partially fenced; High-speed internet available; Irrigation; Outbuildings; Patio; Shop; Has view; Garden space; Pasture; Dead-end street; Paved access

Interior

• Kitchen: Dishwasher; Refrigerator; Stove/Range
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Vinyl; Vinyl plank
• Bathrooms: 2 full bathrooms (both on main level); 2 bathtubs and 2 showers
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Dining room; Fireplace (wood-burning); Vaulted ceilings; On-demand water heater
• Laundry & utility: Water heater: on demand

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $56 ($678/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 $146k (18.8% below list).
• Recommended offer: $146k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.4% in Omak — 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 63/100 on livability (#386 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime C-, health & safety C-, employment D.
• Omak School District (town): math 29% / reading 49% proficiency, ranked #227 of 291 in WA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Virtual Academy Omak Elementary (1,409 students, 61% FRL); Washington Virtual Academy Omak Middle School (1,277 students, 60% FRL); Washington Virtual Academy Omak High School (1,511 students, 54% FRL) — zoned schools average 58% FRL vs 37% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 106 active listings in the ZIP; 234 units permitted in Okanogan County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Okanogan County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $146,039 (18.8% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $306,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Summerwind Rd	0.63mi	3/2.0	1,546 (+7%)	13mo	$330,000	$213	48
84 Weatherstone Rd	0.74mi	3/2.0	1,568 (+9%)	10mo	$255,000	$163	42

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-25,623
• Equity at exit: $26,824

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-17,956
• Equity at exit: $15,554

Cash invested: $50,372 (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 98841

• Active inventory: 106
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $56

Break-even live

Break-even rent $1,389

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $158	-5% $107	+0% $56	+5% $6	+10% $-45
Rent	-10% $-59	-5% $-1	+0% $56	+5% $114	+10% $172
Rate	-1.0pp $147	-0.5pp $102	base $56	+0.5pp $10	+1.0pp $-38

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $179,900 Active 11 DOM
2. 2026-06-21
   days on market $179,900 Active 10 DOM
3. 2026-06-18
   days on market $179,900 Active 8 DOM
4. 2026-06-17
   days on market $179,900 Active 7 DOM
5. 2026-06-16
   days on market $179,900 Active 6 DOM
6. 2026-06-15
   days on market $179,900 Active 5 DOM
7. 2026-06-15
   days on market $179,900 Active 4 DOM
8. 2026-06-13
   days on market $179,900 Active 3 DOM
9. 2026-06-12
   remarks 523-char remark
10. 2026-06-12
    listed $179,900 Active 2 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: $946 · $79/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$817/yr (+$68/mo · 86.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,525
• − Mortgage interest: −$10,077
• − Property taxes: −$946
• − Insurance: −$900
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$5,233
• Taxable loss: −$2,436
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $1,262/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: Omak School District
• NCES district ID: 5306220
• Math proficiency: 29% ▬ 0.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $44,421
• Composite: 35.56/100
• National rank: #9729
• State rank: #227 of 291 in WA

Livability — Omak

• Score: 63/100
• State rank: #386
• US rank: #15185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,376

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 16% Native American 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Portuguese 4% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -144.79%
• Current HPI: 190.8789
• 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

1 event — show timeline

• 2026-06-10 Listed $179,900 NWMLS as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2026): $946 · +212.1% YoY. Source: county tax records.