40238 Sr 129 · Anatone, WA 99401

$150,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 184 Days on market

Built 1900 0.51 ac lot

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Anatone property! This former storefront has been thoughtfully converted into a cozy home and offers great functionality with multiple outbuildings, including a 20x33 shop, shed, and chicken coop. Whether you’re looking for extra storage, workspace, or a touch of country living, this property delivers. Located just 19 miles from Asotin, it’s a great opportunity for affordable homeownership.

Key facts

• Former storefront
• 20x33 shop
• Chicken coop

Tags

• FORMER STOREFRONT
• MULTIPLE OUTBUILDINGS
• 20X33 SHOP
• CHICKEN COOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $136k (9.1% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Asotin-Anatone School District (suburban): math 61% / reading 64% proficiency, ranked #44 of 291 in WA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $52k; list at $150k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.63×
• Total profit: $26,553
• Equity at exit: $67,446

10-year hold

• IRR: 13.2%
• Equity multiple: 2.97×
• Total profit: $82,557
• Equity at exit: $103,943

Cash invested: $42,000 (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 99401

• Active inventory: 18
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $134

Break-even live

Break-even rent $1,194

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $150,000 Active 184 DOM
2. 2026-06-18
   days on market $150,000 Active 183 DOM
3. 2026-06-17
   days on market $150,000 Active 182 DOM
4. 2026-06-16
   days on market $150,000 Active 181 DOM
5. 2026-06-15
   days on market $150,000 Active 180 DOM
6. 2026-06-14
   days on market $150,000 Active 178 DOM
7. 2026-06-12
   days on market $150,000 Active 177 DOM
8. 2026-06-09
   days on market $150,000 Active 174 DOM
9. 2026-06-08
   days on market $150,000 Active 173 DOM
10. 2026-06-07
    days on market $150,000 Active 172 DOM
11. 2026-06-05
    days on market $150,000 Active 169 DOM
12. 2026-06-03
    days on market $150,000 Active 168 DOM
13. 2026-06-02
    days on market $150,000 Active 167 DOM
14. 2026-06-01
    days on market $150,000 Active 166 DOM
15. 2026-05-31
    days on market $150,000 Active 165 DOM
16. 2026-05-30
    days on market $150,000 Active 164 DOM
17. 2026-04-06
    price $150,000 414-char remark

    Show marketing remark (414 chars)

    Charming Anatone property! This former storefront has been thoughtfully converted into a cozy home and offers great functionality with multiple outbuildings, including a 20x33 shop, shed, and chicken coop. Whether you’re looking for extra storage, workspace, or a touch of country living, this property delivers. Located just 19 miles from Asotin, it’s a great opportunity for affordable homeownership.

18. 2026-03-30
    price $120,000 414-char remark

    Show marketing remark (414 chars)

    Charming Anatone property! This former storefront has been thoughtfully converted into a cozy home and offers great functionality with multiple outbuildings, including a 20x33 shop, shed, and chicken coop. Whether you’re looking for extra storage, workspace, or a touch of country living, this property delivers. Located just 19 miles from Asotin, it’s a great opportunity for affordable homeownership.

19. 2026-02-02
    price $140,000 414-char remark

    Show marketing remark (414 chars)

    Charming Anatone property! This former storefront has been thoughtfully converted into a cozy home and offers great functionality with multiple outbuildings, including a 20x33 shop, shed, and chicken coop. Whether you’re looking for extra storage, workspace, or a touch of country living, this property delivers. Located just 19 miles from Asotin, it’s a great opportunity for affordable homeownership.

20. 2025-12-17
    listed $150,000 Active 414-char remark

    Show marketing remark (414 chars)

    Charming Anatone property! This former storefront has been thoughtfully converted into a cozy home and offers great functionality with multiple outbuildings, including a 20x33 shop, shed, and chicken coop. Whether you’re looking for extra storage, workspace, or a touch of country living, this property delivers. Located just 19 miles from Asotin, it’s a great opportunity for affordable homeownership.

21. 2025-02-10
    historical
22. 2024-10-29
    status Active
23. 2024-10-23
    historical
24. 2024-10-15
    listed $185,000 Active
25. 2023-02-24
    soldstatus $52,500

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,470 · $122/mo
• Expected delta: +$345/yr (+$29/mo · 30.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,354
• − Mortgage interest: −$8,402
• − Property taxes: −$1,125
• − Insurance: −$750
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,364
• Taxable loss: −$904
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,822/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: Asotin-Anatone School District
• NCES district ID: 5300280
• Math proficiency: 61% ▼ -1.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $59,206
• Composite: 55.53/100
• National rank: #2670
• State rank: #44 of 291 in WA

Livability — Anatone

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Anatone, WA
• Population (ZIP): 349

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Portuguese 5% Lithuanian 4% Romanian 3%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

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

+185.7% since first listed

9 events — show timeline

• 2026-04-06 Price Changed $150,000 IMLS
• 2026-03-30 Price Changed $120,000 IMLS
• 2026-02-02 Price Changed $140,000 IMLS
• 2025-12-17 Listed $150,000 IMLS
• 2025-02-10 Listing Removed — IMLS
• 2024-10-29 Relisted — IMLS
• 2024-10-23 Listing Removed — IMLS
• 2024-10-15 Listed $185,000 IMLS
• 2023-02-24 Sold (Public Records) $52,500 Public Records

Property tax history

+68.8%/yr

Latest (2025): $1,125 · -3.5% YoY. Source: county tax records.