2240 W Broadway Ave #225 · Moses Lake, WA 98837

$147,500

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 135 Days on market

Built 1989 Est $146k · at est.

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• ARV discount +7.1/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 1.75-bath double wide located in a friendly, well-kept 55+ community that offers a peaceful and relaxed atmosphere. The home features a spacious, functional layout with all appliances included, making it easy to move right in! Enjoy a bright kitchen, generous living areas, and a convenient primary suite with an attached bath. Outside, the fully landscaped yard provides a perfect space for outdoor enjoyment and entertaining. Whether you’re looking for comfort, convenience, or a low-maintenance lifestyle, this home is ready to welcome you!

Key facts

• Bright kitchen
• Parking
• Built 1989

Tags

• FULLY LANDSCAPED YARD
• BRIGHT KITCHEN
• GENEROUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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-, schools D+, crime 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.
• Market conditions: Rents soft (-1.7%/yr); 585 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $4k 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 135 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $55k; list at $148k implies a 168% gain — meaningful room to come down on a strong offer.

Recommended offer $129,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.65%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $146,124
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2240 W Broadway Ave #225	0.00mi	3/2.0	1,760 (-1%)	1mo	$145,000	$82	97
2240 W Broadway Ave #208	0.00mi	3/2.0	1,620 (-9%)	16mo	$90,000	$56	71
2240 W Broadway Ave #220	0.00mi	2/2.0 (-1)	1,600 (-10%)	11mo	$143,200	$90	69
1638 W Pheasant St	0.47mi	4/2.0 (+1)	1,782 (0%)	5mo	$300,000	$168	69
2240 W Broadway Dr #23	0.00mi	3/2.0	1,566 (-12%)	19mo	$100,000	$64	64
2240 W Broadway Ave #115	0.00mi	3/2.0	1,539 (-14%)	17mo	$100,000	$65	63

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: 3.3%
• Equity multiple: 1.12×
• Total profit: $5,027
• Equity at exit: $21,993

10-year hold

• IRR: 10.0%
• Equity multiple: 1.67×
• Total profit: $27,768
• Equity at exit: $12,753

Cash invested: $41,300 (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: 585
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$774
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $539

Break-even live

Break-even rent $1,136

Max offer price $147,500

Occupancy floor 65%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 W Fern Dr Apt C Moses Lake, WA	2.0	1.5	1390	$1,300	$0.94	44d	1	0.31mi
2625 W Marina Dr Unit 4 Moses Lake, WA	2.0	2.5	1300	$1,500	$1.15	44d	1	0.52mi
2625 W Marina Dr Unit 5 Moses Lake, WA	3.0	2.5	1300	$1,795	$1.38	44d	1	0.52mi
2625 W Marina Dr Unit 3 Moses Lake, WA	2.0	2.5	1350	$1,700	$1.26	44d	1	0.52mi
1717 W Lakeside Dr Moses Lake, WA	3.0	1.5	1554	$3,000	$1.93	44d	1	0.52mi
2637 W Marina Dr Moses Lake, WA	2.0	2.5	1340	$1,600	$1.19	44d	1	0.52mi
2805 W Marina Dr Unit A3 Moses Lake, WA	2.0	2.5	1350	$1,450	$1.07	44d	1	0.65mi
2821 W Marina Dr Unit 5 Moses Lake, WA	3.0	2.5	1300	$1,650	$1.27	44d	1	0.68mi
2829 W Marina Dr Unit 1 Moses Lake, WA	3.0	2.5	1300	$1,650	$1.27	44d	1	0.70mi
511 S Interlake Rd Moses Lake, WA	2.0–4.0	2.0	1095	$1,170	$1.07	44d	8	0.73mi
8328 Road 2.4 NE Moses Lake, WA	3.0	2.0	1749	$2,295	$1.31	44d	1	0.90mi
3013 W Lakeside Dr Unit 5 Moses Lake, WA	3.0	2.0	1700	$2,400	$1.41	44d	1	0.96mi
1137 W Lakeside Dr Moses Lake, WA	2.0	1.0	1286	$1,495	$1.16	44d	1	1.11mi
310 N Crestview Dr Unit B Moses Lake, WA	3.0	1.0	1573	$1,875	$1.19	44d	1	1.16mi
215 N Wellington St Moses Lake, WA	3.0	2.0	1550	$2,200	$1.42	44d	1	1.38mi
705 Edgewater Ln Moses Lake, WA	4.0	3.0	2112	$2,995	$1.42	44d	1	1.41mi
1330 S Skyline Dr Unit D Moses Lake, WA	2.0	1.5	1400	$1,450	$1.04	44d	1	1.45mi
1330 S Skyline Dr Moses Lake, WA	2.0	1.0	1400	$1,450	$1.04	44d	1	1.45mi
1326 S Skyline Dr Unit C Moses Lake, WA	2.0	1.5	1400	$1,450	$1.04	44d	1	1.46mi
1326 S Skyline Dr Moses Lake, WA	2.0	1.5	1400	$1,395	$1.00	44d	1	1.46mi
440 Laguna Dr Moses Lake, WA	3.0	2.0	1594	$1,800	$1.13	44d	1	1.47mi

Listing history 11 events

1. 2026-03-04
   status Pending
2. 2025-10-20
   listed $147,500 Active
3. 2013-07-29
   historical
4. 2013-07-26
   soldstatus $55,000 Sold
5. 2013-07-17
   status Pending Inspection
6. 2013-06-18
   status Pending
7. 2013-05-23
   historical Contingent
8. 2013-04-26
   listed $57,900 Active
9. 2011-11-18
   soldstatus $72,000 Sold
10. 2011-11-01
    status Pending
11. 2011-10-25
    listed $70,485 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: $749 · $62/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$696/yr (+$58/mo · 92.9%)

ⓘ 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 · 16 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: $21,812
• − Mortgage interest: −$8,262
• − Property taxes: −$749
• − Insurance: −$738
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$4,291
• Taxable income: $4,282
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $5,435/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

+109.3% since first listed

11 events — show timeline

• 2026-03-04 Pending — NWMLS as Distributed by MLS Grid
• 2025-10-20 Listed $147,500 NWMLS as Distributed by MLS Grid
• 2013-07-29 Delisted — NWMLS as Distributed by MLS Grid
• 2013-07-26 Sold (MLS) $55,000 NWMLS as Distributed by MLS Grid
• 2013-07-17 Pending — NWMLS as Distributed by MLS Grid
• 2013-06-18 Pending — NWMLS as Distributed by MLS Grid
• 2013-05-23 Contingent — NWMLS as Distributed by MLS Grid
• 2013-04-26 Listed $57,900 NWMLS as Distributed by MLS Grid
• 2011-11-18 Sold (MLS) $72,000 NWMLS as Distributed by MLS Grid
• 2011-11-01 Pending — NWMLS as Distributed by MLS Grid
• 2011-10-25 Listed $70,485 NWMLS as Distributed by MLS Grid

Property tax history

-1.7%/yr

Latest (2026): $749 · +0.0% YoY. Source: county tax records.